Dear Neighbor,
There's no place like home! How can we make sure everyone in Massachusetts has a stable home they can afford, whether it's owning or renting? Housing affordability is the biggest crisis right now in our state.
This is the first of three newsletters about the Housing Bond Bill the Senate passed on June 27. Others will be about the housing emergency and other immediate solutions.
HOUSING BOND AUTHORIZATIONS
The Affordable Homes Act is the largest bond bill in Massachusetts history. It authorizes $5.4 billion in borrowing over the next five years. It is a very important step to solving the housing supply problem in the long run.
The widely quoted McKinsey study projected that we need 125-200k new units by 2030. The administration says the bill could enable construction/preservation of up to 45,000 units over 5 years. Obviously we need to count on the private market to produce many more units, which are not likely to be affordable to essential workers, but will increase the supply. We hope that will help stabilize prices.
Repairing Public Housing
The Senate bill provides $2.2 billion for repairs and renovation in the 43,000 units of state-aided public housing.
Promoting Affordable Housing Units
$425 million will go to the Housing Stabilization and Investment Trust fund, working with municipalities, non-profits, and developers to support housing preservation, new construction, and rehabilitation projects for affordable rental units.
The bill adds $800 million into the Affordable Housing Trust Fund to create and preserve housing for households with an income at or below 110 per cent of area median income.
Building Sustainably
This bond bill includes $275 million for innovative, sustainable, and green housing initiatives.
Supporting First-Time Homebuyers in Gateway Cities
The bill authorizes $200 million for the CommonWealth Builder program for production of housing in Gateway cities for first-time homebuyers.
It includes $50 million for MassDreams, which provides down payment and closing cost grants to first-time homebuyers who meet the program's eligibility criteria and who currently live in one of the 29 communities that were disproportionately impacted by the COVID-19 pandemic. (none in our district)
Maintaining Essential Infrastructure
The bill authorizes $375 million for HousingWorks, which awards grants to municipalities and other public entities for infrastructure-related support. $100 million of that will be dedicated to addressing water, sewer, and septic challenges tied to housing developments, and $100 million will help incentivize best practices in communities that have adopted the Community Preservation Act (CPA) and are spending a high percentage of those funds on housing, as well as MBTA communities that are going beyond the minimum requirements of the 2021 MBTA zoning law.
Addressing Regional Equity
The legislation includes $150 million in dedicated funds for rural towns, seasonal communities, and mid-sized communities.
My Amendment: Small Properties Acquisition Fund
My amendment allocates $10 million for grants of capital funds to Community Land Trusts and Community Development Corporation to compete with cash purchasers for small naturally affordable properties from 1-8 units. These units would then be required to be long-term affordable.
It would preserve neighborhoods, and give communities an option to slow the flipping of homes and neighborhoods. It would keep people in their homes.
POLICY CHANGES
Policy proposals in the Senate bill are extremely important, along with the funding.
Protecting Tenants from Broker Fees
The bill requires that real estate brokers’ fees be paid solely by the party that contracted with them. Trying to save up for first, last, security AND broker fees keeps people for getting apartments.
Eviction Record Sealing
The bill creates a process for tenants to seal their eviction records in cases of no-fault evictions and other limited scenarios. This protects tenants from the long-term stigma of eviction records, enhancing their ability to secure future housing and promoting housing stability.
Accessory Dwelling Units (ADUs)
The legislation prohibits banning or unreasonable restriction of ADUs in single-family residential zones. This policy enables homeowners to create additional living spaces, increases housing supply and can provide more affordable rental options .
Inclusionary Zoning
The bill allows cities and towns to adopt inclusionary zoning ordinances that require up to 13% affordable housing by a majority vote rather than the current 2/3.
Homeownership Tax Credit
This tax credit can be used to produce homeownership units for households that make up to 120 per cent of the area median income.
Songs of the Week
Bob the Builder
I Live in a City...Made by Human Hands by Malvina Reynolds
Stay tuned for more on housing, and stay in touch,
Pat Jehlen