“Massachusetts has a lot to offer, but that does little if people can’t afford to live here.”

Rent Control Now

Tuesday, January 11, 2022

Chairman Keenan, Chairman Arciero, and Members of the Joint Committee on Housing:

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 S.886/H.1378 (An Act enabling local options for tenant protections).

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 #48 in affordability. [1] A worker earning minimum wage in Massachusetts would have to work 83 hours a week to afford a modest one-bedroom rental home at market rate (and 102 hours for a modest two-bedroom). [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.

S.886/H.1378 provides the appropriate redress. It repeals the outdated and misguided statewide ban on rent stabilization policies and enables cities and towns to pass policies aimed to regulate rents, limit condo conversions, prevent landlords from evicting tenants without just cause (e.g., failure to pay rent, illegal activity), require landlords to inform tenants of their rights, and take other steps to protect tenants and ensure long-term affordability.

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.

The pandemic we have been living through for almost two years, moreover, has underscored the essential role of housing stability to public health: we cannot ask people to stay at home when they are sick or exposed if they do not afford a home to go back to.

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. And the Tenant Protection Act would enable us to debate and answer that question.

On too many issues, Massachusetts is haunted by the ghosts of  ill-advised ballot initiatives past. It’s 2022, and we need to act like it.

There is no silver bullet to solving our affordable housing crisis. But if we are to have a chance at solving it, we must empower municipalities to take action. We thus encourage you to give a favorable report to S.886 and H.1378.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts 

[1] https://www.usnews.com/news/best-states/rankings/opportunity/affordability

[2] http://nlihc.org/oor/massachusetts

(Photo credit: Boston Globe)

MA Needs to Lift the Ban on Rent Control

Rent Control Now

Today, most Massachusetts residents will be experiencing subzero temperatures due to wind chill.

And too many working-class people will have to decide whether they can afford sufficient heating (or sufficient winter clothing) and still afford next month’s rent, a decision no one should have to make.

At the same time, we’re in the midst of a pandemic that has made clear that quarantining at home is impossible if you don’t have a home to go back to, and that too many workers are faced with the dire choice of going into work while sick or not having enough money to pay rent.

What both show is that we need to be doing far more for housing stability in our state amidst escalating rents and the displacement that results.

This morning, the MA Legislature will hear testimony on the Tenant Protection Act (S.886/H.1378), a bill from Sen. Adam Gomez and Reps. Mike Connolly and Nika Elugardo that would lift the statewide ban on rent control and enable municipalities to take action to support housing stability in line with the needs and conditions of each community.

No one policy is a silver bullet, but local leaders need to have every tool in the toolbox to address our housing crisis.

Here are ways that you can show support for the bill:

(Photo credit: Boston Globe)

MA Can Do More to Protect Tenants from Eviction. Here’s How.

Last week, the right-wing Supreme Court ruled against the extension of the CDC’s federal eviction moratorium, putting millions of tenants at risk across the country.

While we wait for Congress to take action, we can take action here in Massachusetts by passing the COVID Housing Equity Bill.

Massachusetts has hundreds of millions of dollars in federal rental assistance, but the application process is complex and resources are not reaching tenants in time to prevent unnecessary evictions.

The COVID Housing Equity Bill complements and strengthens the work of these existing programs by (1) ensuring that landlords pursue and cooperate with rental assistance programs before evicting, (2) pausing no-fault evictions through March 2022, and (3) pausing residential foreclosures, among other steps.

Housing is a human right, and never has that been more clear than during a pandemic.

Can you contact your legislators in support of the COVID Housing Equity Bill?

Fair Share Amendment Advocate Training!

Next Thursday, at 6 pm, Raise Up Massachusetts will be holding a training call for the pledge card program for the Fair Share Amendment this fall.

Sign up to learn more about the plan for our campaign for the rest of 2021 and how you can most effectively advocate for the Fair Share Amendment!

Treating Housing as a Right with the COVID Housing Equity Bill

eviction notice

Thursday, August 12, 2021

Chairman Keenan, Chairman Arciero, and Members of the Joint Committee on Housing:

My name is Jonathan Cohn, and I am the chair of the Issues Committee of Progressive Massachusetts. Progressive Massachusetts is a statewide grassroots advocacy organization that fights for shared prosperity and racial and social justice.

We urge you to give a favorable report to H.1434/S.891: An act to prevent COVID-19 evictions and foreclosures and promote an equitable housing recovery.

The COVID-19 pandemic underscored how important affordable housing is to public health. It’s simple: when we asked people to stay home to avoid the spread of the virus, that could only be possible if they had a home to stay in.

The Legislature recognized this and passed a strong moratorium on evictions and foreclosures, and we are appreciative of all the work that went into that.

Although that moratorium has lapsed, housing instability, economic instability, and the pandemic all remain. Massachusetts has hundreds of millions of dollars of federal rental assistance, but that money often doesn’t reach tenants due to a cumbersome application process. And evictions have been rising.

These bills, known as the COVID Housing Equity Bill, offer a solution. The COVID Housing Equity Bill pensures an equitable distribution of rental assistance funds, pauses no-fault evictions during the COVID recovery period, and requires that landlords pursue and cooperate with rental assistance programs before evicting.

Tenants are not the only ones at risk, and the bill recognizes this. It would pause residential foreclosures and require mortgage forbearance based on federal policies. Owning a home is one of the only paths toward building wealth for communities of color, and we cannot allow the pandemic to make already existing racial and economic inequalities worse.

Every day without this bill, more families in the Commonwealth are put at risk of housing insecurity, and we urge swift passage.

Sincerely,

Jonathan Cohn

Chair, Issues Committee

Progressive Massachusetts

Tell Beacon Hill to Finish the Job

The current legislative session in Massachusetts ends in just three short weeks, with a few holidays in between.

And there’s a lot left to do.

The Legislature has to reject harmful amendments proposed by Republican Governor Charlie Baker to weaken police accountability legislation and strike vital language on equitable abortion access and prison oversight from the budget.

Important climate and housing legislation has been languishing in secretive conference committees while crises fester.

Key protections for workers like emergency paid sick time and for our immigrant communities like the Safe Communities Act and the Work and Family Mobility Act (driver’s license bill) were voted out of committee months ago but remain stuck in limbo.

It’s time to stop delaying and take action.

Can you email your state legislators today to demand swift action on these priorities?

We can’t let the clock run out with so much still on the table — and so much at stake.

Here’s What You Can Do This Week for Civil Rights & Housing Stability

It’s been quite the 24 hours. And if you’re like us, you’re thinking, “How can I take action, including right here in Massachusetts?”

Here are some ways.

Past Time to Pass the ROE Act

While we mourn the passing of Justice Ruth Bader Ginsburg, we must redouble our efforts to strengthen reproductive rights here in Massachusetts.

Contrary to our liberal reputation, we still have retrograde language and laws on the books.

Tell your state legislators to stop delaying and pass the ROE Act.

Housing Is a Human Right

At the end of the July, the MA House and Senate passed economic development bills (H4887). Each bill contains some important steps to address our affordable housing crisis.

Can you call your state legislators in support of the following three housing reforms? You can find their number here if you don’t have it.

  • Tenant Opportunity to Purchase, which guarantees the right of refusal for tenants when a large building is up for sale or foreclosed (from the HOUSE bill)
  • Inclusionary Zoning Reforms, which would lower the threshold for passing such ordinances to a simple majority (from the SENATE bill)
  • Eviction sealing protections to gives tenants with no-fault evictions the legal right to petition the court to seal their record any time after the conclusion of the case and provide tenants with non-payment evictions the ability to petition the court to seal within 14 days of paying off their judgment (from the SENATE bill)

Police Accountability Week of Action w/ the ACLU

In July, the MA Senate and House both passed police reform legislation (not far-reaching enough, but with a number of important steps forward). However, since then, police unions have been bombarding them with ads and misinformation to make sure that a final bill gets watered down or not passed at all.

If we want to have any accountability at all, we can’t let such tactics work. Join the ACLU this week for a series of events to draw attention to police brutality here in Massachusetts and underscore the need for action.

Monday, September 21, 6:00 PM: Virtual rally kick off (RSVP here)

Tuesday, September 22, 5:30 PM: Police accountability phone bank (RSVP here)

Friday, September 25, 11:00 AM: Police accountability phone bank (RSVP here)

Haven’t spoken to your state legislators about this bill recently? Take a moment today to do so.

Phone Banking for the Safe Communities Act

The Safe Communities Act would end the entanglement of police, courts, and county sheriffs in immigration enforcement, and protect basic rights. This entanglement makes immigrants fear sharing personal information with anyone, including medical providers and public health workers.

We need to take a stand and make clear that immigrants are welcome here, and that means passing the Safe Communities Act.

Fortunately, the bill was reported out of committee in July. But we need to make sure that there is enough support for it to be brought to the floor by the end of the year.

Join the Safe Communities Coalition for one of these upcoming phone banks:

Monday, 9/21, 5:00-8:00PM – Register here

Thursday, 9/24, 5:00-8:00PM – Register here

Tuesday, 9/29, 5:00-8:00PM – Register here

Thursday, 10/1, 5:00-8:00PM – Register here

Let Our Families Drive! March & Rally

Thousands of Black and Brown immigrant families continue to live in fear of ICE detention for being stopped for a traffic violation and many are being deported – even during a pandemic. All families deserve the right to move freely in our state and live in dignity. 

Saturday, September 26th, the Driving Families Forward Coalition will be holding a rally in support of the Work and Family Mobility Act, which would support expanding access to driver’s licenses across the Commonwealth

Join the Driving Families Forward Coalition for the Let Our Families Drive: March & Rally on Saturday, September 26th at 2:00PM! RSVP for the event here.

The March & Rally will be broadcast via Facebook Live. The coalition will meet up outside the Registry of Motor Vehicles (RMV) located at 136 Blackstone St, Boston (by the Haymarket T Station) and march to the JFK Federal Building to uplift the need to abolish ICE and the deportation machine. The march will end at the State House for a short speaking program and rally.

Phone Bank for the Census

The 2020 census will determine representation and resource allocation for the next decade. If people are uncounted, their voices will be unheard, and their communities won’t get the resources they need to thrive.

That’s why we’re joining our allies at the Massachusetts Voter Table to call residents and voters in communities of color, working-class neighborhoods, and more to participate in the 2020 Census and to make a plan to vote safely this fall.

Sign up for a phone bank here.