The HERO Bill Can Help Us Tackle Both the Housing Crisis and the Climate Crisis

Testimony in support of H.2894 & S.1799 An Act providing for climate change adaptation infrastructure and affordable housing investments in the Commonwealth from Caroline Bays of Progressive Watertown

Chair Moran, Chair Cusack, and Members of the Joint Committee on Revenue:

Thank you for hearing my testimony.

My name is Caroline Bays and I have been a city councilor in Watertown for 6 years. Over the last few years several things have become clear – we have several existential issues facing us and we cannot address them without your help. 

Watertown, like most of eastern Massachusetts, is experiencing a housing crisis that is not going away. It is only getting worse. In just the six years I have been a councilor I have witnessed the city transform from a mixed class city with a wide variety of residents to a relatively rich extension of Cambridge. Our housing crisis extends to both the big A and little a affordable and we are going to have to come up with more innovative ways – and more money – to address the increasingly drastic issues of displacement we are experiencing.

But we have two existential crises facing us. Our city is very concerned about climate change and Watertown has passed a very aggressive climate action plan in our attempt to do our part to address the climate crisis, but in order to get to where we need to be by 2050 we will need money to implement our plan. We have hundreds of action items on our to-do list, and it ranges from comparatively small financial commitments, such as adding more street trees and EV chargers to incredibly expensive commitments such as retrofitting all of our municipal buildings to make them greener and creating a green municipal fleet. We need money for all of it. And it will mean multi-millions of dollars in investment. 

The HERO Bill is one low impact mechanism to help generate the money we need to meet our commitments. It is a comparatively small fee but it will generate money that can have a large impact on cities and towns, by helping us to meet our housing and climate goals. 

I will be delighted if you pass the enabling act for the transfer fee and I support that bill wholeheartedly, but that will not be enough. We are facing the humanitarian crisis of homelessness and the existential crisis of climate change. Now is the time for action and all of us in Watertown are doing our best to meet these crises, but we need your help. On behalf of my city and others across the Commonwealth, I am asking for your support. I urge you to report H.2894 & S.1799 out favorably so the state can raise the funds which will help our towns and cities do our part to implement the solutions we all know we need.

Thank you for hearing my testimony.

Testimony: Tackling Affordability Requires Investment

Wednesday, October 11, 2023

Chair Moran, Chair Cusack, and Members of the Joint Committee on Revenue:

My name is Jonathan Cohn, and I am the policy director at Progressive Massachusetts. We are a statewide, multi-issue, grassroots membership organization focused on fighting for policy that would make our Commonwealth more equitable, just, sustainable, and democratic. 

We have heard a lot from the Legislature recently about wanting to take action on affordability, as the cost of living in Massachusetts has become increasingly unsustainable for many. However, contrary to recent steps, we cannot tax-cut our way into affordability. We need to invest. And that, of course, requires money.

We urge you to give a favorable report to the following bills:

  • S.1771 / H.2747: An Act granting a local option for a real estate transfer fee to fund affordable housing, filed by Sen. Jo Comerford and Rep. Mike Connolly.
  • S.1799 / H.2894: An Act providing for climate change adaptation infrastructure and affordable housing investments in the Commonwealth, filed by Sen. Jamie Eldridge and Rep. Sam Montaño
  • S.1834 / H.2824: An Act to support educational opportunity for all, filed by Sen. Adam Gomez, Rep. Natalie Higgins, and Rep. Christine Barber

Transfer Fee (S.1771/H.2747)

Our cities and towns need every tool in the toolbox to address our state’s housing crisis, and this bill would provide a crucial one. By imposing a small fee on high-end real estate transactions, communities will be able to provide much-needed funding to affordable housing trusts so that we can preserve and expand affordable housing stock. These bills recognize that each community’s housing situation is different and thus enable cities and towns to craft the proposal that best fits their community’s needs.

Cities and towns from across the Commonwealth have already filed home rule petitions to do this. When our cities and towns want to become places where people can afford to live at every stage of life, the State Legislature should support them, not be a roadblock. 

HERO bill (S.1799/H.2894)

This bill offers another tool for responding to our affordable housing crisis and, moreover, recognizes the need for not just affordable housing but green and healthy communities as well.

Initiated by the Housing and Environment Revenue Opportunities (HERO) Coalition, it would raise the deeds excise fee to a value still lower than comparable fees in Connecticut, New Hampshire, New York, and Vermont to raise dedicated revenue for climate resilience and affordable housing.

The estimated $300 million from this bill could go toward steps like creating or preserving additional housing for 18,000 working-class homeowners and renters over 10 years; financing hundreds of millions of dollars in competitive, flexible grants to localities for climate resilience and mitigation; or assisting between 3,500 and 6,500 additional extremely low-income families per year with housing vouchers or project-based rental assistance.

Educational Opportunity for All (S.1834/H.2824)

Massachusetts is lucky to be home to many world-class universities. But these large institutions, despite often operating indistinguishably from for-profit institutions, do not have to pay taxes. Given their large footprint, that is a fiscal drain for many communities across the Commonwealth, especially given the fact that such private universities will only ever educate a small percentage of the Commonwealth’s residents.

The endowment of Harvard University stood at over $50 billion last year; MIT, over $20 billion.

These bills recognize that such affluent institutions have the ability to contribute more. They would put a small excise fee on the part of a university’s endowment over $1 billion to create dedicated revenue for a fund subsidizing the cost of higher education, early education, and child care for lower-income and middle-class residents of the commonwealth.

Governor Healey and House and Senate leaders have all spoken about wanting to take action on the exorbitant cost of child care, early education, and higher education, and this bill offers a sensible and dependable way of raising the funds to do so.

Thank you for all your work on today’s hearing, and again, we urge you to swiftly advance these bills.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts

Massachusetts Needs a Right to Counsel

Green affordable housing

Wednesday, September 27, 2023

Chair Edwards, Chair Arciero, and Members of the Joint Committee on Housing: 

My name is Jonathan Cohn, and I am the policy director at Progressive Massachusetts. We are 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 S.864/H.1731: An Act promoting access to counsel and housing stability in Massachusetts.

These bills 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 FY2022 Trial Court data, while 86% of landlords are represented, only 11.5% 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, and Washington have already passed Right to Counsel policies, and Massachusetts should join them. 

Sincerely, 

Jonathan Cohn 

Policy Director 

Progressive Massachusetts 

A “Yes in My Backyard” Call from Newton

Dense neighborhood

From Bill Humphrey, Progressive Newton

Thank you to Chairman Arciero, Chairwoman Edwards, and other esteemed members of the Committee for hosting a hearing and collecting written testimony. I am submitting testimony on behalf of Progressive Newton (which I chair) and in my individual capacity as a Newton City Councilor in support of The Yes in My Backyard Bill (HB1379/SB858). Progressive Newton supports affordable, high-quality housing in safe, walkable, and vibrant neighborhoods and supports affirmatively furthering fair housing to ensure everyone has equal access to housing.

Specifically I wish to offer insights into two provisions of this legislation that have already essentially been adopted in Newton. The first concerns Accessory Dwelling Units and the second concerns Inclusionary Zoning.

The City of Newton in 2022 adopted local zoning changes to make it much easier to build Accessory Dwelling Units, and this new system is similar to that proposed statewide by The Yes in My Backyard Bill (HB1379/SB858). These smaller, separated units of housing on existing lots, usually primarily occupied by a Single-Family Home, not only add to our overall housing stock without much wider impact, but they also specifically help families find proximate housing for elder relatives and adult children (including those with disabilities) or help “big house” elder owner-occupants find a bit of extra rental income to be able to stay in their homes longer or to be able to afford historic preservation (especially if the unit is a traditional carriage house). These ADUs have not always been easy to build or set up under local rules, and this has discouraged them from being created. This legislation will help correct this on a consistent basis across the Commonwealth. It will allow more multi-generational families to live together, enable new incomes for owner-occupants of older homes, and facilitate additional units of new housing across Massachusetts with a smaller effect on existing neighborhoods than some larger development projects that sometimes generate more controversy.

The City of Newton has also already adopted ambitious but fair and rational Inclusionary Zoning targets, which promote the creation of more affordable units than ever before in market-rate projects but without economically discouraging overall production of housing in a substantial way. The Yes in My Backyard Bill (HB1379/SB858) establishes a reasonable compromise at a state level, by proposing that “The Department of Housing and Community Development shall be responsible for developing guidelines to ensure that municipalities do not adopt inclusionary zoning ordinances or bylaws that [unduly] constrain the production of housing in that community.”

Many other provisions in the legislation are also things presently being explored as potential local changes in Newton, but these two points are steps Newton has already taken, and they have been widely supported.

City Councilor Bill Humphrey

Newton MA 02468

We Need More Housing, and We Need More Affordable Housing.

Dense neighborhood

Wednesday, July 26, 2023

Chair Edwards, Chair 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 with chapters across the state committed to fighting for an equitable, just, democratic, and sustainable Commonwealth.

We urge you to give a favorable report to H.1379/S.858: An Act relative to yes in my backyard and S.870: An Act to improve the housing development incentive program.

Massachusetts faces a growing affordable housing crisis. To rent the average 2-bedroom apartment in Massachusetts requires an income equal to $41.64 per hour. [1] Home ownership has become increasingly out of reach, as median housing sale price in Metro Boston nears $1 million. [2] We need action, and we need to be using every tool in the toolbox to make our state more affordable for all.

If we want to see more homes, and more affordable homes, being built, then we need to reform our zoning laws. According to a recent analysis by the Eviction Lab, Massachusetts metro areas accounted for 3 of the top 10 metro areas with the most restrictive zoning laws. Such restrictive zoning laws push up costs and reinforce residential segregation: indeed, according to census data, more than 60 percent of Massachusetts’s Black population lives in just ten cities. 

The MBTA Communities law, recently passed and currently being implemented by cities and towns, can make a dent, but we need more ambitious and comprehensive policy. H.1379/S.858 would require multifamily zoning and remove costly parking mandates around public transportation, encouraging dense, transit-oriented development that is good for climate and good for communities. It would also expedite the process of converting unused state-owned land into affordable housing or vacant commercial properties into multifamily housing, among many other steps. 

We also need to make sure that we are building more affordable housing, and S.870 would reform the Housing Development Incentive Program to ensure that it actually does so. Currently, the HDIP program subsidizes units with shockingly high rents in hot markets in little need of the “carrot” of tax incentives. [3] The program needs to be refocused to where it can have clear benefits for surrounding communities and to design mixed-income housing that addresses the full range of housing needs in our gateway cities.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts

[1] National Low Income Housing Coalition. “Massachusetts.” Accessed July 25, 2023. https://nlihc.org/oor/state/ma.

[2] Kohli, Diti. “The Typical House in Greater Boston Now Costs $900,000. Here’s What That’ll Buy You in the Rest of America.” Boston Globe. July 20, 2022.  https://www.bostonglobe.com/2022/07/20/business/typical-house-greater-boston-now-costs-900000-heres-what-thatll-buy-you-rest-america/.

[3] https://www.masslegalservices.org/content/MLRI_HDIP_Report_12_15_22.

Build Housing, Not Pipelines

Next week, the MA Legislature will be holding hearings on key bills to put a moratorium on new gas infrastructure and encourage walkable, transit-oriented communities. Both are essential to combating climate change and creating a green, healthy, and affordable state for all.

Put Gas in the Past

This summer has been an ongoing series of warning signs of the need to take bold and comprehensive action on climate change. Earlier this month, from July 3 to July 6, we experienced the four hottest days on record globally. We have seen extreme flooding hit neighboring states as well as our own, and the same for the dystopian impacts of raging wildfires in Canada.

This should serve as a wake-up call that our response to climate change, despite recent progress, is not enough. We have known for many years now that the majority of fossil fuels must be left in the ground if we are to have even a chance of staying within safe boundaries of global warming.

Next Wednesday and Thursday, the Legislature will be hearing bills to put gas in the past by establishing a moratorium on new gas system expansion. This will help us meet our state’s climate goals, protect human and environmental health, and provide time for us to create a plan for a just transition.

Sign up to testify (in person or virtually) at the Senate hearing on Wednesday, 7/26, at 1pm.

Sign up to testify (in person or virtually) at the House hearing on Thursday, 7/27, at 10am.

Want to submit written testimony? Check out the Put Gas in the Past toolkit here, or use this template.

Put Gas in the Past

Tackling Our Housing Crisis

Massachusetts faces a growing affordable housing crisis. We can tout our great quality of life on index after index, but if people can’t afford to live here, it doesn’t mean much.

To rent the average 2-bedroom apartment in Massachusetts requires an income equal to $37.97 per hour. Home ownership has become increasingly out of reach, as the state’s median home price has passed $600,000.

The unaffordability of housing in Massachusetts isn’t inevitable. It’s a result of a long legacy of exclusionary zoning that has disproportionately harmed working-class and BIPOC residents.

The Yes in My Backyard Bill (H.1379) would require multifamily zoning and remove costly parking mandates around public transportation, encouraging dense, transit-oriented development that is good for climate and good for communities. It would also expedite the process of converting unused state-owned land into affordable housing or vacant commercial properties into multifamily housing, among many other steps.

Sign up to testify (in person or virtually) at the hearing on Wednesday, 7/26, at 2 pm.

Want to submit written testimony? Check out the Abundant Housing toolkit here, or use this template.

Evictions Are Rapidly Rising. The Legislature Needs to Act.

eviction notice

Monday, June 26, 2023

Chair Edwards, Chair 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 you to give a favorable report to S.856 and H.1312: The Upstream RAFT Act, sponsored by Sen. Brendan Crighton and Rep. Marjorie Decker. This bill would improve access to the Residential Assistance for Families in Transition program (RAFT), restore COVID-era protections, and codify the RAFT program into state statute.

We often hear rhetoric about the housing crisis in Massachusetts. According to the National Low-Income Housing Coalition, it would take more than 90 hours working at minimum wage to afford a modest 1-bedroom rental home in Massachusetts at Fair Market Rent. With the cost of housing so high, housing insecurity abounds. According to data from the Eviction Lab, the number of evictions in Boston jumped significantly over the past year and is now higher than pre-COVID levels, disproportionately affecting Black and Brown families.

Addressing our housing crisis requires a vast array of policy reforms, but at the most basic level, we must take swift action in the near term to curb the growth of displacement. The RAFT program is a lifeline for low-income families, providing emergency, short-term financial assistance for low-income tenants who are at risk of eviction—regardless of immigration status. During the pandemic, this emergency assistance saved many families from homelessness.

But the program has also failed to reach its full potential because of barriers to access, and the Upstream RAFT bill seeks to address them. This bill eliminates the requirement of a “notice to quit” so that tenants can access assistance before a housing emergency becomes an eviction. Many tenants mistake a “notice to quit” for an eviction, losing out not only on their home but also on the supports the state can provide them.

It eliminates the arbitrary $10,000 annual cap on assistance and adopts a 12-month limit instead: tenants are not the ones to blame for rising rents, and they should not be punished for it.

It further reduces obstacles by providing workarounds to enable tenants with uncooperative landlords to receive assistance. No tenant should have to depend on their landlord to receive essential assistance for housing security.

And lastly, the bill would codify the RAFT program into statute in order to add long-term stability to a vital program.

We urge you to act swiftly and advance S.856 and H.312 to improve housing stability in the Commonwealth.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts

Take Action: How to Support a Progressive Budget

In the FY 2024 budget, both the House and the Senate embraced the opportunity to include forward-thinking proposals that strengthen our commitment to equity, but, with differences between them, the work is not done.

In the coming weeks, a Conference Committee of three senators and three representatives will be finalizing the details for next year’s budget, and they need to hear from you in support of key provisions:

  • Tuition equity language, which would ensure that all MA high school graduates have access to in-state tuition at our Commonwealth’s public colleges and universities, regardless of immigration status, as 23 other states and DC provide
  • Permanent School Meals for All, which would ensure healthy nutrition for all students, increase educational performance, and support working families
  • No Cost Calls language, as outlined in the Keeping Families Connected/No Cost Calls Coalition’s letter, namely, making all communication services free in 2023, including a strong guarantee of access to calls, and laying out clear language to ensure successful implementation

Can you write to your senator and representative to ask them to fight for the inclusion of all three in the final FY2024 budget?

Mark Your Calendars🗓

State House Hearings This Week

If you are interested in testifying (written, in-person, or virtual) and have questions, just reach out!

Thursday, 6/22: Gun Violence Awareness Month Action at the Massachusetts State House @ 10am in front of the State House

The Mass Coalition to Prevent Gun Violence will be gathering on the steps of the State house with local and national partners including Stop Handgun Violence, Moms Demand Action, Giffords, and Brady, to honor June as Gun Violence Awareness month and to mark the anniversary of the Supreme Court’s Bruen decision. Join for a press conference featuring survivors, violence prevention workers, and others impacted by gun violence to address the impact of gun violence in the Commonwealth and call for continued action.

Sunday, 6/25: Progressive Mass Activist Afternoons Continues @ 3:30 PM

Join Progressive Mass for an Activist Afternoons series! We’ll be reaching out to members across the state to reach out to their legislators about key issues at the State House. On 6/25, we’ll be focusing on the Transfer Fee bill. RSVP here!

Tuesday, 6/27: Hearing at the State House for the Prison Moratorium Bill @ 11 am, Rally @ 10 am

Massachusetts does not need new prisons and jails: we need to be investing in communities, not in expanding the carceral system. So make sure that the Legislature hears loud and clear by showing up to support the Prison Moratorium in Gardner Auditorium on the State House and a rally before, RSVP here.

Thursday, 7/13: Common Start Rally at the State House

Please join the Common Start Coalition for a family-friendly rally at the State House on July 13 at 11:00 AM! As we head into the summer months, this is an incredible opportunity to keep up the momentum for high-quality, affordable, and accessible early education and care in Massachusetts.

Following a brief speaking program, children and their families will lead a march through the State House to demonstrate the power of our coalition and to highlight solutions to the child care crisis. Art and other activities for children will be a part of the event.

Common Start Family-Friendly Rally for Child Care

Time: Thursday, July 13 at 11:00 AM
Location: Grand Staircase, Massachusetts State House, Boston
Travel: There will be buses from across the state. More info to come.
Interpretation: There will be Spanish interpretation for the event.
Make sure to RSVP here: https://bit.ly/csrally7-13

The Solution to Homelessness Is Homes, Not Criminalization.

Home

Tuesday, June 13, 2023

Chair Kennedy, Chair Livingstone, and Members of the Joint Committee on Children, Families, and Persons with Disabilities:

My name is Jonathan Cohn, and I’m the policy director of Progressive Massachusetts, a statewide, member-based grassroots advocacy organization fighting for a more equitable, just, sustainable, and democratic Commonwealth. 

We urge you to give a favorable report to H.211/S.1112: An Act establishing a bill of rights for individuals experiencing homelessness, filed by Representatives Smitty Pignatelli and Frank Moran and Sen. Becca Rausch.

The solution to homelessness is clear: giving people homes. But too often, municipalities see the solution as criminalization and punishment instead, worsening the underlying problems and forcing individuals into vicious cycles of incarceration and housing instability.

As rents and housing prices skyrocket in Massachusetts, an increasing number of families face housing instability, experiencing short-term or long-term homelessness. According to the US Department of Housing and Urban Development, 18,471 people in Massachusetts were counted as homeless in January 2019, more than two-thirds of that population consisting of families with children.

We desperately need comprehensive action to address our housing crisis and to secure housing for those currently without it. However, we also need to ensure that misguided and archaic laws do not make it more difficult for individuals to obtain housing.

These bills would rectify this status quo by extending anti-discrimination protections to persons experiencing homelessness, including protections when seeking employment, housing, voter registration, and access to public spaces and places of public accommodation. They would also ensure that individuals experiencing homelessness are not being criminalized for existing in public space, protecting their right to rest, seek shelter from the elements, occupy a legally parked car, pray, eat, and avoid needless harassment in public spaces.

H.211 and S.1112 are essential to ensuring Massachusetts is a state that treats all residents with dignity and respect, and we urge you to give it your support.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts

Everyone Needs ID. Here’s Why, and Here’s What the Legislature Can Do.

Photo ID card

Tuesday, June 13, 2023

Chair Crighton, Chair Straus, and Members of the Joint Committee on Transportation:

My name is Jonathan Cohn, and I’m the policy director of Progressive Massachusetts, a statewide, member-based grassroots advocacy organization fighting for a more equitable, just, sustainable, and democratic Commonwealth. 

We urge you to give a favorable report to H.3388, H.3360, and S.2251: An Act to provide identification to youth and adults experiencing homelessness (the Everyone Needs ID bill), filed respectively by Rep. Jim O’Day, Rep. Kay Khan, and Sen. Robyn Kennedy.

Individuals experiencing homelessness face significant obstacles to obtaining an ID, but IDs can often be essential to securing employment and even accomplishing everyday life tasks. Without an ID, it can be difficult, if not outright impossible, to apply for jobs, enroll in education programs, get a library card, pick up a package from the post office, receive a prescription from a pharmacy, and more. So many of us take such tasks for granted, but for individuals experiencing homelessness, they become complicated endeavors and roadblocks on the path toward stability.

The aforementioned bills offer a solution by requiring the Registry of Motor Vehicles to waive the $25 fee for an ID for people experiencing homelessness and by allowing applicants to support alternative documentation to prove Massachusetts residency, such as allowing individuals to provide evidence of receiving services from a state agency under the Executive Office of Health and Human Services.

Massachusetts must take comprehensive addition to ensure housing for all; however, in the interim, we must ensure that our policies are not exacerbating the obstacles faced by individuals experiencing homelessness. We urge you to make a difference this session by advancing these bills.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts