Time is Short: The Legislature Can Take Action to Rein in the Costs of Child Care and Housing

The national discourse around inflation tends to leave out major sources of rising costs facing individuals and families across the Commonwealth and the whole country: the spiraling costs of child care and housing.

Fortunately, the MA Senate is planning to vote on a bill this Thursday that represents a substantial step toward implementing a vision of a high-quality early education and child care system that is affordable and accessible for all families. You can read the Common Start Coalition’s statement on the bill here.

Let’s talk about housing for a moment too. There are less than four weeks left in the Legislative Session, and we need action–fast.


The Housing Crisis Requires Every Tool in the Toolbox

QUICK VERSION: Urge your state legislators to advocate for the inclusion of legislation to increase affordable housing production, preserve affordable housing stock, and protect tenants in the upcoming economic development bill.

CONTEXT: At the end of the last legislative session, the MA Legislature passed an economic development bill that included several key provisions to address the housing crisis in Massachusetts:

  • Reducing the voting threshold to a simple majority for smart growth zoning and affordable housing
  • Requiring cities and towns served by the MBTA to create at least 1 district of reasonable size in which multi-family housing is permitted as of right because transit-oriented development is good for equity and for the environment (“MBTA communities”)
  • Allowing municipalities the option of providing tenants in multi-family buildings the right to match a third-party offer when their homes are being sold, a key tool for preserving affordable housing stock (“tenant opportunity to purchase”)
  • Creating a process to seal eviction records for no-fault evictions, as eviction records can stay with tenants for life and make it prohibitive to find stable housing

But, on all four fronts, the work is unfinished.

  • A 2/3 majority approval threshold is still required for municipalities to adopt inclusionary zoning ordinances that would require a certain percentage of new construction be affordable.
  • The MBTA communities requirement lacks an enforcement mechanism, and it is too limited in application.
  • Charlie Baker VETOED the two pro-tenant proposals, and because the legislative session had already ended, the Legislature could not override him.

OPPORTUNITY: The Legislature is going to be passing another economic development bill in the final weeks of the session, and it’s essential that that bill finish the work of last year’s bill. And it’s essential that the Legislature doesn’t wait until the last minute to pass it.

REQUEST: Can you email your state legislators to urge them to prioritize a pro-housing, pro-tenant agenda in the economic development bill that includes the following?

  • H.1448: An Act Relative to Housing Production, which would lower the threshold for municipalities to approve inclusionary zoning ordinances, require multi-family zoning around public transportation and other suitable locations, and facilitate the conversion of underutilized public land and vacant commercial properties for housing
  • H.1426: An Act to guarantee a tenant’s first right of refusal, which would let cities and towns adopt “tenant opportunity to purchase” ordinances that can preserve affordable rental housing stock, provide a mechanism for tenant associations to collectively purchase their buildings, and stabilize low-income households.
  • H. 4505: An Act promoting housing opportunity and mobility through eviction sealing (HOMES), which would create a process for the sealing of no-fault eviction records

This Wednesday: Our Legislative Update & Action Evening

Can you believe that it’s May already? That means warmer weather, blooming flowers, and both upcoming deadlines at the Legislature and opportunities to take action.

Wednesday, May 4: Lobby & Learn Evening

Join us this Wednesday, 5/4, from 6:30 pm to 8:30 pm to learn more about some of our top legislative priorities and how to take action to support them.

The first hour will consist of info sessions on legislation. The second hour will consist of breakout groups for taking action in this critical part of the session.

Featured Speakers:

  • Chrystel Murrieta, Political Coordinator, SEIU 32BJ
  • Cabell Eames, Political Director, 350 Mass / Better Future Project
  • Sana Fadel, Deputy Director, Citizens for Juvenile Justice
  • Vanessa Snow, Director of Organizing & Policy, MassVOTE

This Thursday: The MA Senate Votes on the Work & Family Mobility Act

Our event on Wednesday is timely because the next day, the MA Senate will be voting on the Work & Family Mobility Act.

Allowing Bay Staters to apply for driver’s licenses, regardless of immigration status, is common sense public policy that improves public safety for all Massachusetts families.


Please email your state senator to urge them to VOTE YES on the Work & Family Mobility Act this week!


Saturday, May 7: Free Our Mothers Car Rally in Framingham

This Sunday is Mother’s Day, but not everyone will have the opportunity to spend quality time with their mother due to a carceral system that rips families apart.

Join Families for Justice as Healing and The National Council for Incarcerated and Formerly Incarcerated Women and Girls for their annual car rally in Framingham this Saturday (May 7) 1 pm to 3 pm. Come let the community know—No New Women’s Prison, No Old Women’s Prison, No More Women’s Prison.

To get more details, RSVP here.


Take Action to Address the Housing Affordability Crisis!

Massachusetts has an affordability crisis, and cities and towns lack the tools to adequately respond.

That’s why we’ve been working in coalition with groups across the state to pass Real Estate Transfer Fee Enabling Legislation (H.1377 andS.868: An Act empowering cities and towns to impose a fee on certain real estate transactions to support affordable housing). These bills would enable cities and towns to impose a modest fee on high-end real estate transactions to create a funding source for affordable housing.

The bill faces an important deadline of May 9th (one week from today) in the Joint Committee on Housing. If no action is taken by this date, the session will be over for this bill.

Can you email House & Senate Leadership in support of this key bill?


News Roundup — March 27, 2022

“Beacon Hill Lags on Sexual Harassment,” Boston Globe

“The bottom line is that State House staffers — now that most are making their post-pandemic return to the building — need someone they can turn to and trust if they are experiencing harassment or discrimination. That person needs to be a visible and accessible presence on Beacon Hill.”

“One Tool to Help Create Affordable Housing — Real Estate Transfer Fees,” Boston Globe

“We have the opportunity to arrest the statewide housing crisis, bolster our economic sustainability, and protect public health. The Legislature must pass the transfer fee and hand municipalities across the state the right tool so we can get to it.”

“Letter: Millionaires’ tax no ‘blank check’,” The Salem News

“Massachusetts is one of the few states without a higher tax on its uber-wealthy. Without that tool, Massachusetts voters know any other option will hit them directly in higher sales or property taxes, even more tuition and fee hikes, cuts to our children’s already understaffed and overstretched schools, or further deterioration of our crumbling infrastructure.”

“Rich Countries Must Stop Producing Oil and Gas By 2034, Says Study,” The Guardian

“The report, led by Prof Kevin Anderson from the Tyndall Centre for Climate Change Research at Manchester University, found that wealthy countries such as the UK, US and Australia had until 2034 to stop all oil and gas production to give the world a 50% chance of preventing devastating climate breakdown, while the poorest nations that are also heavily reliant on fossil fuels should be given until 2050.”

“Blue States Must Do More to Protect Democracy,” Democracy Docket

“Too often we have ignored the problems facing voters in blue states, focusing exclusively on the voter suppression laws passed by Republican legislatures. This is a missed opportunity. By improving voting rights, Democrats can improve voting rights for their citizens and raise the bar for what is considered normal and acceptable elsewhere. Finally, showing that expanding voting opportunities works undercuts the Republicans’ false narrative of voter fraud.”

“Wu, Janey, Pressley tout benefits of new fare-free bus service in Boston,” Boston Globe

“I’m very excited that now making those multiple trips to school, to home, to pick up the kids without having to worry about how that will add up or take away from your ability to pay for food, or medicine or rent, that is the ultimate goal here,” Wu said.

“Letter: Access to legal representation changes lives for domestic violence survivors,” Patriot Ledger

“Too often domestic violence survivors face eviction due to violence, and most are unaware of how to protect themselves in court. For too many, eviction means homelessness. All people deserve the right to live without fear of abuse or that they would be unfairly removed from their homes without representation.”

“Healey’s positions on criminal justice give some Democratic activists pause,” Boston Globe

“When you are an attorney general, there tends to be a built-in relationship [with police] and she has definitely been too deferential to state and local police,” said Progressive Massachusetts policy director Jonathan Cohn. “There are many good things she has done as attorney general, but she has not been a leader on criminal justice issues.”

“PILOT payments should be standardized statewide,” CommonWealth

“Given our communities’ needs—in such critical areas as housing, transportation, public schools, and public health—the legislation’s value is obvious. For institutions too, there is a value to having universal standards evenly applied across the board—offering a chance for them to restore public trust through deeds, and not just words.”

“Reform laws only as good as those who enforce them,” Boston Globe

“These fixes shouldn’t wait. When new and trailblazing laws are passed, politicians and advocates too often pat each other on the back and move on. But reforms are only as good as those willing to enforce them and those committed to make them work — not just on paper but on the ground.”

“No, COVID Isn’t Over,” Boston Globe

“Perhaps there will come a time for post-pandemic victory laps. But this moment needs more vigilance, not fewer protocols or threats to federal funding for virus treatments. COVID is still here, but what seems to be all but gone is the leadership on every level to do everything possible to eradicate it.”

“Letter: Fair Share Amendment could boost quality of life for all in Massachusetts,” Berkshire Eagle

“The current state income tax burdens lower-income taxpayers more heavily than it does the wealthy. Here is an opportunity to reduce the inequities of our system when thousands of working families in our state have lost jobs and housing and otherwise have had their lives upended as a result of the pandemic, while the wealthy have seen their incomes soar. As President Joe Biden remarked in his recent State of the Union, it’s time that “wealthy American start paying their fair share.””

“Mass. House leaders heralded the creation of an Equal Employment Opportunity officer. They’ve left the position empty for 15 months.,” Boston Globe

“Ten current and former House staff, most of whom spoke anonymously out of fear of retaliation, told the Globe that they believe the unfilled role signals a lack of commitment to workplace safety by House leadership, and alleged that a self-evaluation McLafferty had conducted regarding staff pay and job descriptions was never finished or discussed after he left the House.”

“Inflation blunts impact of school aid increases in Baker’s budget,” WBUR

“More than 40% of the state’s school districts would receive the smallest possible bump in funding under the governor’s budget plan, and administration officials and lawmakers alike agreed Tuesday that the minimum aid increase is not really much of an increase thanks to the high rate of inflation.”

“Cheap fares, trains to more suburbs: This is what the MBTA was supposed to look like,” Boston Globe

“I think we’d have a city and a region far less dependent on cars,” Johnson said. “Far fewer folks would be impacted by high gas prices or terrible traffic. We’d likely be having fewer fights over parking in new developments.”

“Suspending the gas tax doesn’t make sense,” CommonWealth

“Let’s face facts folks. The problem is not high state gas taxes. They have not gone up since 2013. They don’t even keep pace with inflation. The problem is unbridled corporate greed coupled with US energy insecurity that makes us all economic victims of Russian aggression and self-interested oil cartels. Why, then, would we deprive ourselves of much-needed public revenue, why would we deplete the amount of funding available for investments that will improve our lives, as a response to these unstable, unpredictable, and unmanageable global forces? And why would we do so in a way that helps the wealthiest and not the neediest?”

“Wind down of housing assistance raises concerns,” CommonWealth

“Homes for All Massachusetts and researchers at the Massachusetts Institute of Technology released a report which found that evictions are disproportionately occurring in Black and Latino neighborhoods, neighborhoods with more single mother heads of households, areas with absentee and corporate landlords, and in central and southeast Massachusetts. Of all evictions filed between October 2020 and October 2021, 43 percent were in neighborhoods where a majority of residents are non-white, even though only 32 percent of rental housing is in these areas.”

“Massachusetts House OKs Bill Banning Bias Based on Hairstyle,” NBC News

“Eighty percent of Black women are more likely to change their hair from its natural state to fit a workplace setting and changing to fit your workplace simply suppresses your creativity,” Tyler said.

How MA Can Be a “HERO” for Climate and Affordable Housing

Green affordable housing

Friday, January 21, 2022

Chairman Hinds, Chairman Cusack, and Members of the Joint Committee on Revenue:

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.2890 and S.1853: An Act providing for climate change adaptation infrastructure and affordable housing investments in the Commonwealth, jointly known as the HERO bill.

The motto for Progressive Mass is “We all do better when we all do better.” If the pandemic has taught us anything, it is that we are all connected and that we must trust and rely on each other to create the robust, healthy state we all want to live in.

As income inequality skyrockets and housing prices rapidly escalate, exacerbating the housing stability faced by countless families, Massachusetts must take action to ensure that we can still be a place where people can afford to live and thrive at any stage of life. Likewise, as the consequences of climate change become increasingly apparent, we must similarly take bold action to enable us to meet and exceed existing climate goals.  But both of these crises cannot be addressed without raising the funds to address these issues.

Raising the deeds excise tax to be more in line with the rest of New England is an easy way to raise some of this much-needed revenue. We cannot afford to pass up this opportunity to add $150,000,000 to our Global Warming Solution Trust Fund to allocate towards climate mitigation and climate adaptation measures and another $150,000,000 towards Affordable Housing Trust Fund, and the Housing Preservation and Stabilization Fund (HPSF).

The HERO Coalition has been an impressive effort uniting housing advocates and climate advocates around shared goals. Indeed, the goals of affordable housing and climate justice are deeply linked, as greening our housing stock is essential to climate mitigation and combating climate change is essential to community stability amidst extreme weather. This bill provides a great opportunity to take action, with long-term positive benefits that ripple across the Commonwealth.

Sincerely,

Jonathan Cohn

Policy Director

Progressive Massachusetts 

“I can think of nothing more disruptive to a child’s education than an unexpected move because of a large increase in rent.”

Rent Control Now

The following testimony is from Keith Bernard, Malden School Committee Member and co-chair of Mystic Valley Progressives.

Thank you, Chairs Rep Arciero and Senator Keenan and all the members of the joint committee on Housing. I’d also like to thank and appreciate my  fellow elected officials activists and renters in Massachusetts that have testified already in favor of these bills.

My name is Keith Bernard, a member of the Malden School Committee and I am here to state my support for the following bills:  H.1378/S.886, sponsored by Reps. Mike Connolly and Nika Elugardo and Sen. Adam Gomez, H.1440/S.889, sponsored by Rep. Dave Rogers and Sen. Patricia Jehlen.

Malden is the 5th most diverse community in the state and our high school is the most diverse in the state.  We speak over 60 different languages in our school systems.  Malden also has a large population that do not own their home but rent.  Over 55% of housing in our city is rental properties, our rental rates have nearly doubled in the last ten years, and it is getting more difficult for our working families to stay in Malden.

I can think of nothing more disruptive to a child’s education than an unexpected move because of a large increase in rent.  If a family is lucky, they may be able to find housing in our city, but that is unlikely.  When a student leaves us, it means that the family needs to go through the stress of re-enrollment and the child acclimating to a new school system.  If the child has an IEP or other necessary services, that family has the additional stress of getting those services in place.  Finally the emotional impact that a child experiences being uprooted from their friends and neighborhood that not only affects that child, but the children and community around them.

On a personal note, I’ve been volunteering with many of the mutual aid community groups that arose during these last two years.  There is nothing more heartbreaking than finding out a neighboring family that I had an opportunity to help had to move because of an unexpected rise of housing costs.  

Most families are not looking for a hand out but a hand up.  We are looking to you, the members of this committee, to allow municipalities to sculpt solutions that work for their community.  What works for Boston may not work for Malden or Medford or Worcester or Pittsfield.  Each community has its own officials and local representation that can “right-size” a solution for their town or city.

I ask that the committee please keep these thoughts in mind when considering implementing rent control.  By stabilizing the cost of rentals, we stabilize those families, we keep our children safe and we protect our communities.  And by implementing these bills we allow the people who know best, our local cities and towns the ability to implement the best solution for our individual towns & cities.  

I strongly encourage the committee to support and endorse passage of  H.1378/S.886, sponsored by Reps. Mike Connolly and Nika Elugardo and Sen. Adam Gomez, H.1440/S.889, sponsored by Rep. Dave Rogers and Sen. Patricia Jehlen.

Respectfully,

Keith Bernard

Malden School Committee, Ward 7

(Photo credit: Boston Globe)

“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