Category Archives: Rent

Past Due on Rent

Now that COVID-19 is Over, What are My Options if I’m Past Due on Rent in Massachusetts?

As we move beyond the COVID-19 pandemic, many Massachusetts residents are wondering about their overdue rent options. If you’re one of them, let’s explore your options.

Dialogue with Your Landlord

One of the overdue rent options in Massachusetts is to initiate a conversation with your landlord. Negotiate a manageable payment plan. Many landlords understand the financial difficulties caused by the pandemic.

When discussing late rent with your landlord, follow these steps:

  1. Schedule a meeting or contact your landlord to address the issue promptly.
  2. Be honest and upfront about your situation, explaining the reasons for the delay.
  3. Take responsibility for the late payment and apologize for any inconvenience caused.
  4. Offer a plan to catch up on the overdue rent, proposing a reasonable timeline or installment options.
  5. Be prepared to provide documentation or evidence supporting your circumstances, if applicable.
  6. Show your willingness to maintain open communication and keep your landlord informed of any changes.
  7. Express your commitment to fulfilling your rental obligations moving forward.
  8. Discuss any potential late fees or penalties and negotiate a resolution, if necessary.
  9. Be receptive to your landlord’s perspective and be open to finding a mutually agreeable solution.
  10. Once an agreement is reached, ensure that you adhere to the agreed-upon payment plan and fulfill your responsibilities promptly.

Remember, maintaining open and respectful communication with your landlord is crucial to resolving any issues regarding late rent.

Mediation Services

If you can’t reach an agreement, consider mediation. This process involves a neutral third party helping to broker a resolution.

At Reeves Lavallee PC, we offer professional mediation services, providing a viable overdue rent option in Massachusetts.

Seek Rental Assistance

Another one of the overdue rent options in Massachusetts is to apply for rental assistance. The Massachusetts Rental Voucher Program (MRVP) and the Residential Assistance for Families in Transition (RAFT) program can offer help.

Visit the Massachusetts Department of Housing and Community Development website for more information.

Free legal advice is available for those who can’t afford a lawyer through legal aid societies.

The Massachusetts Legal Assistance Corporation is a resource for help with eviction cases and other housing problems.

Preparing for Court

In case you receive an eviction notice, it’s essential to stay calm. Remember, eviction is a legal process, and you have rights throughout this process.

Understand the Eviction Process

Start by familiarizing yourself with Massachusetts eviction laws. Understanding the process can help you protect your rights and take appropriate action.

Massachusetts Eviction Laws

  • Massachusetts eviction laws provide guidelines for landlords to legally remove tenants from rental properties.
  • Landlords must provide written notice to tenants before initiating the eviction process.
  • Tenants have the right to respond to eviction notices within a specific time frame.
  • If a tenant fails to respond or resolve the issue, landlords can file a lawsuit.
  • The court may issue a summons for a hearing to determine the validity of the eviction.
  • If the court rules in favor of the landlord, an execution can be obtained to remove the tenant.
  • In certain cases, such as nonpayment of rent, landlords can proceed with expedited evictions.
  • Massachusetts law prohibits “self-help” evictions or removals without following legal procedures.
  • Landlords must follow specific procedures for evicting tenants who receive housing subsidies.
  • It’s crucial for both landlords and tenants to understand and comply with Massachusetts eviction laws.

Retain Legal Counsel

Even if you’re going to court, it’s not over. Seek legal counsel if possible. At Reeves Lavallee PC, our expert attorneys can guide you through the eviction process, ensuring your rights are upheld.

The Right to a Fair Trial

You have the right to a fair trial. This means you can present your case, including any evidence of your attempts to pay rent or address the problem.

Housing Court

Consider transferring your case to a Housing Court if your case is filed in a District or Boston Municipal Court. Massachusetts’ Housing Courts have more experience with landlord-tenant issues.

Negotiate a Settlement or Payment Plan in Court

In court, you can still negotiate a settlement or payment plan. Massachusetts courts often encourage this, as it can be a win-win for both parties.

In these challenging times, remember, you’re not alone. At Reeves Lavallee PC, we stand ready to guide you through your rent-related concerns. Our dedicated team of experienced attorneys will fight for your rights and strive to find the best possible solution for your unique situation. Don’t let overdue rent cause undue stress. Act now, and let us help you navigate this complex issue. Reach out today for a consultation and take the first step towards regaining your peace of mind.

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Do I have to Pay Rent?

Navigating Massachusetts Housing Courts During the Pandemic

April 21, 2020 UPDATE:

The Massachusetts legislature has passed an eviction and foreclosure moratorium.

The moratorium will freeze non-emergency eviction and foreclosure proceedings until either one hundred twenty (120) days after April 20, 2020 or until forty five (45) days after the state of emergency declaration has been lifted, whichever is sooner.

Tenants are required to notify landlords in writing if their late rent payment(s) are due to COVID-19 related inability to pay. This is defined as both directly and indirectly related and seems to include layoffs as well as sick leaves directly related to COVID-19. This notification will only forgive late fees and penalties, not the base rent as a whole.

Once the restrictions are lifted, a tenant is required to pay their base rent in full or may face eviction proceedings.

Homeowners are also given slight relief.  They, too, are able to request relief from banks on late fees and interest above and beyond their regular obligatory payments, as well as a one-hundred-and-eighty-day forbearance. The homeowner will be responsible for these payments, which will be added to the end of the mortgage term. Banks are prohibited from beginning foreclosure proceedings during this time. This adds a protection for homeowners not otherwise available in the federal CARES act for any homeowner with a mortgage through a non-federal source.

One other provision worthy of note, landlords are now allowed to use a tenant’s last month rent for expenses related to the property. Landlords are not able to use tenant’s pre-payment of last month’s rent for the tenant’s past due rent during the state of emergency, but are allowed to utilize such payments for ongoing operating expenses, utilities or repairs. 

It is of worthy note to explain the difference between a moratorium/freeze and forgiveness. At the end of the state of emergency, both homeowners and tenants will be responsible for all of the back payments incurred. Please make sure you plan accordingly for the safety and security of your family.

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(Please note that the Housing Court situation is fluid, and we will be updating our website as new information becomes available. This information is up to date as of April 20, 2020.)

Tenants have many questions about their rights and housing during the pandemic. Guidelines, proposals, and standing orders have been dominating the news cycle with little guidance for what is implemented, what is not, and what may be in the legislative pipeline. At times, the words are used interchangeably, and we see article headlines that bring more questions than answers.

We want to ensure tenants are informed and that expectations are set for what is currently in place, and not what we may want to see on any individual level.

What’s up With the Federal Moratorium?

What protection is afforded through the CARES Act?

The CARES Act will protect a tenant from eviction due to nonpayment and/or “no cause” eviction for 120 days from enactment (March 27, 2020) if they have housing through any of the following programs:

Department of Housing and Urban Development (HUD)

  • Public housing (42 USC § 1437d)
  • Section 8 Housing Choice Voucher program (42 USC § 1437f)
  • Section 8 project-based housing (42 USC § 1437f)
  • Section 202 housing for the elderly (12 USC § 1701q)3
  • Section 811 housing for people with disabilities (42 USC § 8013)
  • Section 236 multifamily rental housing (12 USC § 1715z–1)
  • Section 221(d)(3) Below Market Interest Rate (BMIR) housing (12 USC § 17151(d))
  • HOME (42 USC § 12741 et seq.)
  • Housing Opportunities for Persons with AIDS (HOPWA) (42 USC § 12901, et seq.)
  • McKinney-Vento Act homelessness programs (42 USC § 11360, et seq.) 4

Department of Agriculture

  • Section 515 Rural Rental Housing (42 USC § 1485)
  • Sections 514 and 516 Farm Labor Housing (42 USC §§ 1484, 1486)
  • Section 533 Housing Preservation Grants (42 USC § 1490m)
  • Section 538 multifamily rental housing (42 USC § 1490p-2)

Department of Treasury

  • Low-Income Housing Tax Credit (LIHTC) (26 USC § 42)

This moratorium also applies to tenants whose landlords have federally backed loans on their rental properties. This is not easily researched information, but information that you or your attorney can request during discovery.

(See more: https://www.nhlp.org/wp-content/uploads/2020.03.27-NHLP-CARES-Act-Eviction-Moratorium-Summary.pdf)

What’s up With the State Moratorium? 

At this time, no rent moratorium has been called or issued at the state level for the Commonwealth of Massachusetts. A bill introduced by the State’s House of Representatives that includes a moratorium was passed in the House; however, it has not passed the State Senate. Similar measures have been introduced at the city/municipality level; yet, none have passed as of the writing of this blog, and none of these measures seem to be imminent in passing.

Do not put all of your eggs into the rent moratorium basket. 

As helpful as a moratorium would be for the average tenant, and especially by those adversely affected by COVID-19, it merely is not a guarantee.

Many tenants mistake a moratorium for rent forgiveness. IT IS NOT. You still must pay your rent. A moratorium only stops late fees from accruing and delays eviction action. It does not forgive the rent payments due. Tenants will still have to pay their arrears under the law when the courts reopen for business.

We understand that currently, with all that is going on, many are struggling. Entire industries have disappeared overnight. This is not meant to be dismissive of personal economic circumstance, but instead to set realistic expectations with the most current information we have to date. Please see additional resources listed in our previous blogs for help if you are struggling financially.

But the Courts are Closed! 

The Massachusetts Housing Courts are currently closed for in-person business. They are hearing emergency motions and will be accepting electronic filings for some instances to be heard telephonically when available. Current cases have been continued beyond May 4, 2020, with dates to issue on a case by case basis. Attorneys and Pro-Se litigants will, at this time, be permitted to file beginning May 4, 2020. These hearings will be likely telephonic in nature but carry the same weight as an in-person hearing.

The Housing Courts will also be looking for greater collaboration between the parties. This means the court wanted the parties to enter into a reasonable payment plan for any arrears owed before the hearing. We understand that not all tenants and not all landlords were created equal. Reaching settlement will not look the same in every case and will not be an option in every case.

My Landlord Can’t Serve Me with a Notice to Quit, Right?

Currently process servers are serving Notices to Quit on tenants. The only moratoriums that are now in force are listed above. Those moratoriums only apply to nonpayment of rent and no-cause evictions and extend 120 days from March 27, 2020. There is nothing currently in place for many tenants to prohibit landlords from serving these Notices to Quit. Ones served on an emergency basis will likely still be held as valid in Housing Court, if the case progresses to that level.

Guidelines vs. Orders

The Massachusetts Department of Housing and Community Development has enacted a list of guidelines to landlords and property owners. From their website:

  • A new $5 million special fund under the RAFT (Residential Assistance for Families in Transition) program for eligible households (families and individuals) who may face eviction, foreclosure, loss of utilities, and other housing emergencies. Full details on this under the RAFT tab below.
  • Guidance to all state-aided public housing operators, including Local Housing Authorities and private operators, to suspend both pending non-essential evictions and the filing of any new non-essential evictions.
  • Guidance urging operators of private, affordable housing to suspend non-essential evictions for loss of income or employment circumstances that result in a tenant’s inability to make rent. This guidance also urges operators to establish reasonable payment plans, to notify Section 8 or public housing residents about interim income recertification to adjust rent payments, and to consider offering relief funding for residents ineligible for income reassessment.
  • DHCD is moving to temporarily suspend terminations of federal and state rental vouchers, including assistance provided under the Section 8 (DHCD portfolio only), Massachusetts Rental Voucher and Alternative Housing Voucher programs, in all cases other than those involving violent or drug-related criminal activity that seriously affects the health and safety of other residents.
  • DHCD will also automatically extend the deadline by which a household issued a voucher must identify a housing unit where they can use the voucher. The 60-day voucher would be extended automatically until 30 calendar days past the expiration of the state of emergency.
  • The Division of Banks has also released additional guidance for homeowners and financial institutions regarding foreclosure during the state of emergency. You can find more information on their website: https://www.mass.gov/orgs/division-of-banks

The guidelines help outline what behaviors should look like during this time of crisis. They do not necessarily order such behavior.

The current standing orders are:

https://www.mass.gov/housing-court-rules/housing-court-standing-order-4-20-supplement-to-housing-court-standing-orders-2

https://www.mass.gov/housing-court-rules/housing-court-standing-order-3-20-supplement-to-housing-court-standing-order-2

https://www.mass.gov/housing-court-rules/housing-court-standing-order-2-20-temporary-modifications-to-court-operations

Please note that even the bills moving through the Massachusetts legislature only, at best, delay eviction proceedings. They are also only related to income loss due to COVID-19. If there are criminal complaints and/or emergency matters, a landlord can take a tenant into court on an emergency basis even now.

Know your rights and stay informed as we navigate this crisis together. If you have any case-specific tenant or landlord questions, please call us today to book a free, remote 30-minute consultation (508) 425-6945.