Tenants survey on proposed just cause eviction law
Tenants survey on proposed just cause eviction law
City Life and many progressive organization are pushing for adoption of a just cause eviction ordinance ?
1. Have you heard of the Just Cause Eviction Ordinance?
2. From what you know do you support this effort?
I support the idea of Just Cause Evictions and have gone over the proposed law to see how it would affect 225 Chestnut. From my standpoint as a landlord, these are the salient points that will affect how we run the building:
There will be city run mediation on any rent increase over 5% and on every lease expiration or renewal where there are any changes to the rental agreement. Any time that happens the landlord has to file paperwork with the City of Boston. Mediation can then be required. There are many grounds for dismissal. The results are not mandatory unless the landlord makes a mistake. Mistakes could include: not being able to prove compliance with everything in the 41 provisions of section 6 of the law, or failure to follow the procedures in any of 20 other some odd laws or municipal ordinances, a problem with the wording on the paperwork, or a challenge to the landlord's dominant motive or good faith. If mediation happens and the tenant wins and the landlord decides not to honor it, if he doesn't file the mediation certificate just so he can be liable for damages, lawyers fees and 3 months rent. The process would start 30 days before the end of the lease, mediation would likely start after the lease had already expired and the whole process would likely take months and cost lots in time and/or legal fees.
3. If you are familiar with the proposed law, does this summary of its requirement seem correct?
how the building runs now
Apartments are maintained but no significant renovation takes place on an apartments while it is home to its current residents. On average 6-10 years passes between tenancies and renovation takes place then. When an apartment is listed, it is generally listed at slightly below market rates. Rents generally do not go up for current tenants for 10 years. There are exceptions; Manuel and Maria's rent went up $10/month when I did a quick renovation of the kitchen to add a requested dishwasher. After 10 year there have been rent increases of %20 which turns out to less than 2%/year. This formula works fine for the building and rewards tenants for longevity, creates a stable community and it allows households to sock effectively sock away at 5% a year compared to paying rising rents.
4. From what you know and experience does this seem essentially accurate?
what the law means for 255 Chestnut
When a long term tenancy has ended it will be arduous and a bureaucratic and legal quagmire to make a case for a rent increase to approximate market rates. Most likely we would get rejected like we used to get rejected for rent increases under rent control. Keeping the rates steady for 10 years and then raising them 20% would also get rejected. Essentially the law punishes you for keeping your rents low. So we would have to change things. Every year, at the end of any lease, we would have to raise everybody's rent <=5%. We could then maintain control and responsibility for the building.
5. Does this seem to be a reasonable response by us as the landlords?
what the law means to me
The new law will make the house different. There will be more turnover since household don't have the stable rent incentive to stay for a while. More turnover will mean it costs more to run the building. For 255 Chestnut at least, the law will make it less 'affordable for the long-term residents'.
6. Do you thinks this assessment is essentially correct?
6. Will these changes made to accommodate the new ordinance change your view on living at 255 Chestnut?
7. Do you think you would be more likely to move out if rent increased by up to 5% a year, every year?
8. In your opinion does the overall public good of the proposed law outweigh the changes they will likely cause at 255 Chestnut?
There is a hearing on the proposed law on Monday, March 14 at 4 PM at Boston City Hall
letter to tenants
Dear residents of 255 Chestnut,
City Life and many progressive organization are pushing for adoption of a just cause eviction ordinance. There is a hearing on the proposed law on Monday, March 14 at 4 PM at Boston City Hall. I have studied how this proposal will affect 255 Chestnut. The text of the ordinance can be squinted at or pruchased here: this one or you could look at my imperfect transcription. I have summarized its affects put most of that in a survey for you. I end up supporting the intention but not the implementation. I would appreciate your feedback.
here is the survey
Hmm it wouldn't let me ask the last question unless I paid them. It is
