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SJC: Landlords May Not Deduct Cleaning Fees From Security Deposits

What is a Lodging? When Do I Need a Rooming House License?

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THE MASSLANDLORDS

BOARD OF DIRECTORS

Steffen Landrum, president, through 2025 russell Sabadosa, treasurer, through 2027 erin Zamarro, Secretary, through 2028 Alec bewsee, , through 2025

michele Kasabula, through 2025

EXECUTIVE DIRECTOR

Douglas Quattrochi

SENIOR INFORMATION MANAGER, SUPERVISOR

Jillian Campayno

COMMUNITY BUILDER AND ACCOUNTANT

Naomi richardson

WRITER, JOURNALIST, AND EDITOR

eric Weld

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LETTER FROM THE EXECUTIVE DIRECTOR

MUC GoFundMe!

Our Letter from the Executive Director for September 2025 reviews lots of work done in many different areas. The MUC GoFundMe is live!

August was anything but vacation month. This letter reviews work we did on public policy, the website, decarbonization and the Massachusetts Urban Conservancy.

The big news this month is the launch of the Massachusetts Urban Conservancy This will help members reduce operating expense. It will help renters indirectly by having better green space nearby and lower cost of local produce. It will help the public and our shared future by creating broad support for biodiversity. Our fundraiser starting August 26 will acquire land in Randolph, our first plot.

Policy-wise, there are two things to note. First, the “broker ban” was everywhere and it shouldn’t have been. Second, rent control was almost nowhere in the media but should have been.

I fielded four interviews as the “broker ban” took effect. We’ll see how much of a difference it makes. I’ve said all along the question here is whether there’s enforcement. No enforcement is planned.

We filed 86 pages of testimony against An Act enabling cities and towns to stabilize rents and protect tenants (S.1447). The legislature has not acknowledged our testimony. (We may have to print it and deliver it by forklift.)

The rent control ballot initiative ought now to be defunct, thanks to us. We noticed it was four signatures short of the required 10 on initial filing. We may have to litigate. If so, we’ll win.

The Boston Globe was quick to print a rent control puff piece in response to an embargoed press release by Homes for All. The Globe published it at 12:01 a.m., the minute the embargo ended. Andrew Brinker wrote, “Developers and landlords say rent control cuts into their bottom line.” Well, actually, I would never say that. Who would care? There are lots of better reasons why the public should reject rent control.

We’re thinking about our 40th anniversary. Please RSVP to an event placeholder when you see it to let us know you are interested. We’ve done a lot, especially in the last 10 years.

Our website continues to undergo development. We’re at the point where monthly dues is to be scheduled for release. Our site slowdown is well on its way to being repaired, as well.

I continue to spend a lot of time on decarbonization. The Mass Save 2025–2027 three-year plan is being rolled out. This plan will transform a large amount of rental housing, thanks to the $2.5 billion being made available. I’ve shared the benefits of Mass Save with two nationwide working groups at the Advanced Water Heating Initiative. I hope the idea catches on.

We’re busy and doing great things. Please join as a member, encourage others to join, become a property rights supporter or increase your level of support.

Sincerely, Douglas Quattrochi • Executive Director, MassLandlords, Inc.

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Rent Control Ballot Initiative 2026

A ballot initiative filed in 2025 seeks to make it to a 2026 statewide vote. Did MassLandlords single-handedly end it?

A ballot initiative for the 2026 ballot has been filed in support of statewide rent control. MassLandlords and other organizations filed testimony against it. We may have stopped it.

DRACONIAN POLICY

The ballot initiative was paid for by the Homes for All Coalition, a group of unregistered or under-registered lobbyists including Chinese Progressive Association, Lynn United for Change, City Life/Vida Urbana and Springfield No One Leaves.

The proposal calls for a cap on increases of inflation or 5%, whichever is lower. Expecting high inflation, advocates seek to cram down owners and reduce rents in real dollar terms.

The law, if enacted, would reset rents to their status 10 months prior to the vote, regardless of whether any property had been renovated in the interim.

They’re using a “divide and conquer” strategy by attempting to exempt owner-occupy landlords. Of course we should all know from RentControlHistory.com that rent control lowers assessed values even in exempt properties, because rent controlled properties become dumps. We will all suffer.

There would be no vacancy decontrol. This means when a renter leaves, your rent cannot change. Rent can only change once per year according to the formula.

There is no ability to renovate because financing becomes impossible; there is no return on investment.

STOPPED OUT OF THE GATE?

MassLandlords may have single-handedly defeated the measure. Ten signatures are required on the initial filing with the Attorney General. This is a constitutional requirement per the state constitution, articles of amendment LXXIV. The initial filing for getting rent control on the ballot had only six of the required signatures.

A lot of legal briefs submitted by others made careful and unlikely arguments. The signature argument has actual case law behind it. If we have to litigate, we will very likely win on the merits.

If we have stopped it, it would be a more crushing defeat than in 2023, when Representative Mike Connolly gathered only 11,000 signatures out of the required approximate 75,000. At that time, he blamed Homes for All for not supporting him. It looks like he did better without them.

“Typical rent control advocate,” said MassLandlords Executive Director Doug Quattrochi. “They say they have ten signatures for you but you’re only getting six.” ML

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Massachusetts Urban Conservancy Launches First Fundraiser for Biodiversity Project in Randolph

by eric Weld, massLandlords, Inc.

Our new conservancy MUC is raising funds to support its first project, the purchase, protection and removal of invasive plants from a small plot in Randolph.

Our new conservancy, the Massachusetts Urban Conservancy (MUC, pronounced “muck”), is plowing forward with plans to remove invasive plants from a plot of land pledged for donation in an Environmental Justice neighborhood in Randolph. We intend to protect the land as a valuable green space and eventually

plant more native trees and plants there to attract pollinators.

On Tuesday, Aug. 26, we will launch an online fundraising campaign, on GoFundMe, to support our ownership of the Randolph land and some of our horticultural work there. Please visit our GoFundMe and support our project, it’s very easy! We are aiming to raise more than $10,000 to remove invasive plants on the land, purchase tools and equipment, cover closing, attorney and insurance costs, and, we hope, eventually plant native trees and plants.

The Randolph land, assessed at $11,000, represents MUC’s first donation. It was pledged by the Sudnovsky

Family Trust, which has owned the land for several decades.

In coming weeks, we will hold several public information Zoom sessions that we hope you will attend. These sessions will be half-hour, informal conversations with key partners working with us on various aspects of our biodiversity projects.

To kick off the series, MUC founders Doug Quattrochi, MassLandlords Executive Director, and Eric Weld, writer/ editor, will discuss MUC’s mission, shared goals between MUC and MassLandlords, economic benefits for property owners of creating green space, and much more. The event will take place online on Tuesday, Aug. 26, from 6–6:30 p.m. Register to attend. It’s free.

Subsequent guests in the series will include: Don Sanders, executor of the Sudnovsky Family Trust, on Friday, Aug. 29, at noon; Nate Fournier, owner and operator of Reimagined Roots, an organic landscaping company based in West Boylston, on Thursday, Sept. 4, at 5 p.m.; Tom Chase and Tripti Thomas-Travers, directors of Village and Wilderness, a nonprofit forum for biodiversity organizations, on Thursday, Sept. 18, at 5 p.m.; and Uli Lorimer, director of horticulture at Native Plant Trust, and author of the influential book The Northeast Native Plant Primer: 235 Plants for an EarthFriendly Garden, to be scheduled.

RAISING AWARENESS OF BIODIVERSITY

We launched MUC early in 2025 with the intention of transforming empty, unbuildable urban lots into healthy green spaces that would help restore biodiversity and pollinator habitats

This 0.14-acre plot of overgrown, unbuildable land in Randolph, Mass., was donated to Massachusetts Urban Conservancy (MUC) by the Sudnovsky Family Trust. MUC launching its first fundraiser, on GoFundMe, to transform the land into a healthy, biodiverse ecosystem. Cc by-sa masslandlords

in Massachusetts cities and towns. We reached out to MassLandlords membership seeking donations of unbuildable land for MUC purposes and received two pledges.

The Randolph site is a 0.14-acre parcel situated between two homes. It’s overgrown with knotweed and other invasive plants. It’s strewn with yard debris. Most importantly, this land is not a pollinator habitat. We need more pollinator habitats, especially in our cities and towns.

We see the Randolph project as our beginning. MUC also received a pledge for donation of a larger piece of land in the Indian Orchard section of Springfield, from a MassLandlords member. The land consists of 10 empty housing lots, currently overgrown, untended and partially in a wetland. We hope to turn to that land eventually, as well, to begin the process of transforming it into a healthy ecosystem with strong plant and animal species diversity.

Just as importantly, MUC seeks to raise public awareness for the importance of biodiversity and healthy habitats for pollinators. That’s one reason we focus on urban areas. Most people live in cities and towns. If we can demonstrate to urban residents the widespread benefits of living among healthy nature and thriving green space, we feel confident that we can build a movement toward restoring healthy biodiversity in our cities and beyond.

Along with educating urban residents, we also intend to offer educational resources for local students near our project sites. We’ve already partnered with science teachers at Springfield Honors Academy to devise environmental curricula, and will work with Randolph teachers in connection with our site there.

MUC – MASSLANDLORDS ALIGNMENT

We believe strongly in the MUC mission. We invite you to help us get started with healthy momentum by visiting our GoFundMe page and donating to our campaign.

It’s a natural fit for landlords. MassLandlords members are landowners. As such, we have inherent interest in the natural health and longevity of our land. One of the most optimal ways to ensure our lands’ health and longevity is to balance the diversity of plant species. By doing so, we attract a diverse array of pollinators with an assortment of foods for their consumption. Pollinators

The Randolph plot is unused with large swaths overtaken by invasive plants such as Japanese knotweed, a pernicious vine visible here. Knotweed, when left unchecked, can aggressively crowd out other plant species and

our own food, medicine, raw materials and other purposes.

But promoting a healthy, natural environment isn’t the only reason the MassLandlords and MUC missions align. Working with MUC can also enhance property owners’ bottom lines. Donating your unbuildable land to

An important aspect of MUC’s fundraiser and work in general is partnering with science teachers and their students at schools near our project sites to devise educational units and field trips around a range of topics, including pollinators’ habits and behaviors, biodiversity, urban ecology, biogeochemical cycles, impacts of climate change, tree growth and much more. Cc by-sa david clode unsplash

MUC is only beginning. This GoFundMe campaign will help us notch our first project and start showing urban residents the many benefits of creating biodiversity and pollinator habitats across Massachusetts’ cities and towns. Join our mission. Donate to our fundraiser. ML

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MUC for the purpose of creating urban green space clears the land off donors’ books, relieving them of annual real estate tax payments, insurance premiums and any maintenance costs. MUC also offers grass lawn replacement consultation services with an eye toward reducing property owners’ mowing and landscaping costs with self-sustaining gardens.

SJC: Landlords May Not Deduct Cleaning Fees From Security Deposits

by Kimberly rau, massLandlords, Inc.

In Peebles v. JRK, the Supreme Judicial Court ruled landlords may not use the renter’s security deposit to pay for cleaning or other reasonable wear and tear, even if the lease requires it.

An August 2025 ruling from the state Supreme Judicial Court determined landlords were acting unlawfully when their lease had language requiring renters pay for professional cleaning out of their security deposit at the conclusion of the tenancy. This decision upholds what is already codified in MGL Ch.186, Section 15b, which states landlords may withhold money from a renter’s security deposit for repairs to damage, “reasonable wear and tear excluded.”

This is what we have long told our members, and what you should be

especially careful with when deducting anything from your renter’s security deposit. To make a mistake with the security deposit can be very expensive. In Massachusetts, improper handling of a security deposit can end up costing you triple damages, plus attorneys’ fees.

PEEBLES V. JRK: CLEANING NOT ALLOWED BY SECURITY DEPOSIT LAW

In Peebles v. JRK, two renters sued their landlords, the California-based company JRK Property Holdings Inc. The case got moved to federal court. The federal court asked the Massachusetts SJC to weigh in on what the law said (since, presumably, our courts would know more about our state law).

The SJC was asked to answer two questions: 1. Whether charging a tenant for painting, carpet repair or similar refurbishment at move-out violates Chapter

186, Section 15b; and 2. If lease provisions requiring professional cleaning or other repairs at the end of the tenancy violate the same law. (The case doesn’t consider whether renters can be held responsible for cleaning per se, only whether cleaning can be deducted from a security deposit.)

The plaintiffs alleged JRK “routinely” made deductions from their security deposits for reasonable wear and tear. This is explicitly forbidden under Massachusetts law. Their leases reportedly had provisions requiring professional cleaning at move-out, including listed charges for painting (charges that were apparently assessed by the coat), carpet cleaning and touch-up painting.

Then, there was a list of charges for other potential repairs and replacements, including lower-cost items like blinds, boiler pans, light bulbs and shower heads, and much more expensive items, such as toilets, carpets, exterior doors and bathtub and shower resurfacing.

According to the court decision, neither named plaintiff hired a professional cleaner at the conclusion of their tenancy. JRK reportedly deducted $115 from Brenda Peebles’ security deposit for touch-up paint and carpet cleaning, and referenced it was per the charges outlined in the lease. Plaintiff Joshua Berger had $52.40 deducted from his security deposit, for an unpaid utility bill (this could be a lawful deduction, as Section 15b allows for withholding for unpaid water bills, but the decision doesn’t get into the details).

The plaintiffs sued not just because of the deductions for cleaning and paint in Peebles’ case, but also because they alleged their landlords did not

Professional cleaning fees may not be deducted from the security deposit, per the SJC. (Image: Pille Priske for Unsplash)

return the rest of their security deposits within 30 days.

WHAT IS “REASONABLE WEAR AND TEAR?”

MGL Chapter 186, Section 15b, does not specifically define reasonable wear and tear, noting that what the term constitutes will vary depending on the context of each different situation. Citing past cases that concerned commercial leases, the SJC concluded the following (bullet points added by us):

“The question whether damage is reasonable wear and tear thus is a fact-specific one depending on all the circumstances. These include but are not limited to:

• the nature and cause of the damage,

• the condition of the property at the start of the lease,

• the use for which a property was leased,

• the deterioration of the property to be expected as a result of its reasonable use for that purpose, and

• the length of the occupancy.”

In other words, there’s a lot that goes into determining what constitutes reasonable wear and tear, including how long the renter was in the unit. A carpet that was new at lease signing probably shouldn’t need replacement after a one-year lease, but that same carpet will likely need replacement after a tenancy that lasted a decade, through no fault of the renter.

“A dwelling’s condition is expected to deteriorate over time as a tenant moves furniture in and out; cooks in the kitchen; bathes in the bathroom; relies

on appliances with limited lifespans; and otherwise makes reasonable use of the property during the tenant’s occupancy under the terms of the lease, including simply by walking on the floors, beside the walls, and through the doorways, day after day,” the SJC continued.

In plainer language: Nothing is designed to last forever. Even the most careful occupants will still put wear on a rug, or bump a chair against the wall and create dents. Paint fades even if no one colors on the walls. Light bulbs burn out. These are things likely to be seen as the cost of running a rental business, and typically cannot be passed on to the renters. (There are caveats for malicious damage.)

DOES THIS MEAN I CAN’T PUT CLEANING FEES IN MY LEASE?

The SJC did not state cleaning fees themselves are unlawful. You can assess

cleaning fees for your renters at the conclusion of their tenancy, and you can include that clause in your lease (check with your attorney if you are unsure).

However, you cannot deduct that cost from your renter’s security deposit. You can send them an invoice, or otherwise request payment, but taking money from the security deposit for anything other than reasonable wear and tear runs you afoul of the law.

You can also include fees for trash disposal and/or removal of abandoned items, but again, you may not deduct these costs from the security deposit.

VIOLATING SECURITY DEPOSIT LAW IS BAD BUSINESS

When it comes to compliance, we advise you to steer well clear of the line between lawful and unlawful, and there’s a good reason for it. The defendants in this case

Damage, or reasonable wear and tear? It depends on a number of factors, including how long the tenant has been in the unit. (Image: cc-BY-ND Chris Davies)

were, as the saying goes, pennywise but pound foolish. What do we mean?

First, we’ll estimate that a case like the one described above could cost you $25,000 in time, damages and attorneys’ fees.

Now, let’s say, as a landlord with many

outcome values of both together to get our actual return.

The equation: (-25,000 * .001) + (25 * 0.999), or (-25) + (24.975), which equals -0.025, or two pennies lost per transaction. The more you gamble, the more you lose. Even if you use larger numbers, one

Plus, as we described above, the math doesn’t even make it worth it to be unscrupulous. Follow the law and focus on running a quality, compliant business. You and your tenants will both sleep better at night.

Special thanks to Attorney Adam

Mass Save Designated Equity Communities Going Live; Billions for Decarbonization and Utility Savings Available

Billions of dollars of distributive funding are available to decarbonize housing in Massachusetts thanks to the Mass Save plan.

At the August 11 meeting of the Equity Working Group for the state Energy Efficiency Advisory Council, we learned that certain “designated equity communities” (DECs) are now eligible for intake in the 2025-27 Mass Save three-year plan. In a DEC, properties that are more than 50% rented can receive the

following covered at 100% of cost, on the basis of renters having paid in for years but not benefited:

• Barrier remediation, with emphasis on removing knob and tube and vermiculite.

• Weatherization, including weatherstripping and insulation (attic, walls and basement sills).

• Heat pumps for heating and air conditioning, with emphasis on replacing electric resistance, oil, propane and wood pellet.

Unlike previous plans, this new program uses the “turnkey” model: All steps are managed by one single vendor, from energy assessment through to installation. This eliminates shopping around, so make sure you are comfortable with the vendor you first select for the assessment.

When the program is fully rolled out, there will be 21 designated equity communities. These are: Boston, Brockton, Chelsea, Everett, Fall River, Framingham, Fitchburg, Lawrence, Lowell, Lynn, Malden, New Bedford, Oak Bluffs, Pittsfield, Quincy, Revere, Salem, Springfield, Tisbury, Woburn and Worcester. In the case of Boston, only select zip codes will be included (02215, 02119, 02120, 02121, 02122, 02124, 02125, 02126, 02128, 02134, 02135 and 02136).

At time of publishing, the DECs taking enrollments (and participating utilities) were: Brockton (National Grid), Everett (National Grid), Fall River (Liberty and National Grid), Fitchburg (Unitil), Lawrence (National Grid), Lynn (National Grid), Oak Bluffs (Cape Light Compact), Pittsfield (Berkshire Gas), Quincy (National Grid) and Tisbury (Cape Light Compact). The remaining DEC-utility combinations were expected to begin before the end of 2026.

Get started. ML

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MassLandlords Submits Testimony in Support of RAFT Conditional on Public Records

MassLandlords will only support the RAFT program if it contains a provision that its records are public records, insofar as they describe the address the public is paying for.

For the July 23, 2025, hearing on bills to codify RAFT (the state program of Rental Assistance for Families in Transition), MassLandlords filed testimony in support of RAFT, but only on the condition that RAFT recipients (property owners) and their properties be made a matter of public record. (Renters’ names would not be a public record.)

MassLandlords staff no longer support RAFT without a public records component. The program does not work in most cases as currently implemented, and cannot be changed without shining a light on this.

MassLandlords previously attempted to obtain these records to demonstrate, on one hand, rampant fraud and substandard conditions, and on the other hand, rampant discrimination against renters on the basis of race, family status, disability and national origin.

Read the full letter. ML

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The actual testimony was a one-page letter to the joint committee on housing.

What is a Lodging? When Do I Need a Rooming House License?

What does it mean in Massachusetts for a building to be a lodging?

Massachusetts has many kinds of long-term residential housing. The first kind that rental operators know is “an apartment,” which contains all the facilities necessary for cooking, eating, living, sleeping and sanitation behind one set of doors shared to everyone on the same rental agreement. The second is a “lodging.” What’s that?

THE LODGING HOUSE

State law defines a lodging house as “a house where lodgings are let to four or more persons not within second degree of kindred to the person conducting it.” Sadly, the law doesn’t define “lodging.” (It only defines the “lodging house.”)

The meaning of “lodging” was taken up by the Supreme Judicial Court in the 2013 case, City of Worcester vs. College Hill Properties, 465 Mass. 134. We’re surfacing this case text here to make it easier to understand:

“Webster’s New Universal Unabridged Dictionary (2003) [defines] lodgings as ‘a room or rooms rented for residence in another’s house’.”

The courts cited an 1872 case that described lodgers as lesser-than-apartment holders: “[A] mere lodger in the house of another is not a tenant. . . . [A] man who let rooms to lodgers was still the sole occupier of the house.” White v. Maynard, 111 Mass. 250, 253 (1872).” (Don’t get too excited: The 1872 decision saying lodgers aren’t tenants has been overturned.)

The part of this definition that remains in force today is the part about having just a room. A lodger has exclusive use of a room or rooms only, but does not have exclusive use of all the facilities necessary for cooking, eating, living, sleeping and sanitation. Something is shared. That’s what a lodging is.

Sometimes in the more recent code, we see the term “dwelling unit.” That means apartment. We might also see, “rooming unit:” A “rooming unit” is a lodging.

RELATED TERMS: BOARDING HOUSE, ROOMING HOUSE

We typically use “lodging house,” “boarding house” and “rooming house” interchangeably when speaking. MGL

Chapter 111, Section 199b offers a separate definition of a rooming house, but as this definition is only provided to offer deleading exemptions in highly specific situations, that’s not the main law. A boarding house is a lodging house (see for instance Chapter 148 Section 26H, which uses the terms interchangeably).

UNDERSTANDING THE STATE LODGING HOUSE LAW

The law is Chapter 140 Section 22: “a house where lodgings are let to four or more persons not within second degree of kindred to the person conducting it.” The phrase “second degree of kindred” means close relatives, including parents or in-laws, adult children and

siblings. The “person conducting it” is you, the landlord.

the relationship Is to You

Sometimes landlords think the problem is with roommates, who aren’t related. No, the problem is whether they are related to you, the landlord. If there are four brothers on four agreements for shared facilities, and they are not related to you, that’s a lodging house. If there are four brothers on four agreements and you’re brother number five, that’s not a lodging house.

Clearest

possible Definition

If there are four people in a building who are not closely related to you, the landlord, and their rental agreements call for kitchens or baths shared with other rental agreements, then yes, you will need a license. That’s a lodging house. If you have fewer than four such people, or they are closely related to you, or there are no kitchens and baths shared across individual rental agreements, then no, you do not need a license. However, the sanitary code still creates additional requirements (see our other article in this issue).

THE MATH IS PER BUILDING

It’s important to remember the definition of “lodging house” is not per rental unit. It is per building. Three individually rented bedrooms in a single-family home would not be a lodging house. But three individually rented bedrooms in each floor of a triple decker would be a lodging house, because that’s nine people with shared facilities in the building. A duplex with two individually rented bedrooms in each unit (four agreements total) would also be considered a lodging house. You need to consider the number of bedrooms in your entire building. Here is a summary of the key factors to consider:

• How many agreements have shared facilities?

• How many such agreements are there in the whole building?

If the answer is “four or more,” that’s a lodging house (unless renters are your close family).

WHOLE-BUILDING EXAMPLES

One Agreement. No Shared Facilities. Four people Unrelated to You.

This is not a lodging house. There are no shared facilities. People unrelated to you can sign a single agreement and it doesn’t trigger the state lodging house law. (Careful: local laws might still stop you. For instance, Worcester is singled out in The Complete Landlords’ Guide to Lodging and Rooming Houses in Massachusetts. Note also: All other code applies, including square footage requirements per person.)

THE JOINT AND SEVERAL AGREEMENT

With these roommates, all people are on the same lease, and are rented to “jointly and severally.” This means each person in the group is ultimately individually responsible for the full cost of the rent. The group may divide up responsibility for how the rent is paid between them, without the landlord’s involvement. With a $2,700 month apartment, each of four roommates could pay $675 a month; or one could pay $775, one $575, and the rest $675; etc. If someone doesn’t pay the share they agreed to pay internally, the others are still responsible for making sure the landlord gets the full $2,700.

Under a joint-and-several agreement, all renters have complete access to the apartment. Everyone can use every room, and things such as personal sleeping

arrangements and private vs. common space are negotiated between the roommates.

Note: If you put keyed locks on bedroom doors, this becomes gray area. Some cities might cite you for operating a lodging house. If so, show the city the joint-andseveral rental agreement. If they won’t back down, let us know. It’s a housing crisis, after all, and you’d be following the rules, mostly. City ordinances may change this, so check locally first.

Four Agreements. One Shared Kitchen and bathroom. Four people Unrelated to You. This requires a license.

Licensing requirements would apply even if each room had a shared kitchenette and en suite bathroom, so long as the full sanitary code was not met for a “dwelling unit” inside each room.

If you have elaborate indoor common areas, like large living rooms, movie rooms, exercise rooms or more, and each rental agreement has exclusive use to everything required under the code, including a fridge of adequate size and a place to cook, and a full bathroom, then no license will be required. This model is used a bit in market-rate college housing.

One Agreement. One bedroom. three people Unrelated to You.

License required. Trick question! In this situation, your three roommates are renting one bedroom only are not

What makes a single room occupancy part of a lodging house? The answer depends on many factors. (Image: Lisa Anna for Unsplash)

renting a space that contains everything they need for cooking, eating, living, sleeping and sanitary needs. The kitchen and bath are elsewhere, presumably shared with a second agreement. Three people on this one agreement, plus at least one person on the other agreement, will be four people sharing a kitchen across two agreements. This is enough to trip the licensing requirement.

Make sure you also follow the code for egress, square footage, ventilation, etc.

Four Agreements. One bedroom. Four people Unrelated to You.

License required. Also, the license is not a normal rooming housing license, and is beyond the scope of this article. This sounds like a barracks, shelter or a dorm room, licensed separately even from what we have described here. The sanitary code for landlords does not permit someone to walk through another person’s “rooming unit” to reach a kitchen or a bath. This effectively prohibits sharing rooming units between conventional tenancies.

Nine Agreements, three per Apartment. three Shared Kitchens and bathrooms, One per Apartment. Nine people Unrelated to You.

License required. This is true even though there are less than four people per apartment. It’s counted per building, and the total is four or more per building.

CONCLUSION

Lodging houses arose in the market to satisfy a need for very affordable housing. They were regulated almost out of existence by the 1970s because they are very difficult to manage well and often ended up being viewed as dens of iniquity (some probably actually were). Be careful if you go down this road. Get a license where required.

We have an in-depth article about rooming houses in Massachusetts that gets into the particulars of operating a boarding house with single-room-occupancy (SRO) leases, as well as a video training series on lodging houses and renting by the room. You can also read more about rooming house licensing requirements. It is unlawful to run a lodging house in Massachusetts without being properly licensed.

Do you operate a licensed lodging house? Let us know your experiences at hello@masslandlords.net ML

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Renting Less Than Four Rooms: Sanitary Code Tips

by Kimberly rau, massLandlords, Inc.

Renting four or more rooms individually may require a license, but remember the state sanitary code provides rules for landlords renting out three or fewer rooms, as well.

Landlords with multi-bedroom properties have the option of renting bedrooms on an individual basis, as opposed to renting the whole home to a group of roommates or a family. Renting by the room can be a great way to capitalize on your investment and appeal to renters who

are looking for more temporary, or budget-friendly, living arrangements. We know the law requires lodging houses with four or more unrelated lodgers to be properly licensed. You may wonder: Does that mean I don’t need to do anything special to rent three rooms separately? The answer is no; you do still have responsibilities as a housing provider, including special sanitary code regulations you have to follow.

WHAT DOES THE LAW SAY ABOUT RENTING INDIVIDUAL ROOMS?

If you want to rent out any space where the kitchen and/or bath is shared with another renter, regardless of how many

lodgers you have, then you must still follow the state sanitary code. Here are those requirements.

INDIVIDUAL ROOMS MUST BE PRIVATE AND UP TO CODE. One rule is that common areas must be able to be accessed without going through someone else’s dwelling unit (room). You cannot rent a room out if everyone has to walk through it to get to the kitchen or the bathroom. People with older homes will sometimes convert the living room to an extra bedroom, but if that’s the only way to access the shared bathroom, it’s not going to work for individual room rentals.

Furthermore, all rooms must be up to code, including ventilation and emergency egress standards. You can’t rent out illegal basement “rooms” or dwelling units that don’t meet safety and square footage requirements. Keep this in mind when you are figuring out which rooms you plan to rent out.

The state sanitary code does have square footage requirements for total living space (bedrooms, living and dining rooms, kitchens and bathrooms). But with a code requirement of 350 square feet for 3 occupants, it’s likely any multi-bedroom property you are looking to rent by the room is more than large enough.

Then there’s “sleeping area,” aka bedrooms, or the rooms you are going to be renting individually. The sanitary code requires 70 square feet of sleeping area for one occupant, and 100 square feet of combined sleeping area for two occupants. Each additional person needs another 50 square feet of sleeping area.

Renting by the room can be an attractive option for some landlords. Just make sure you are following all applicable laws. (Image: Lisa Anna for Unsplash)

KITCHENS AND BATHROOMS MUST BE CLEANED DAILY.

When it comes to kitchens and bathrooms, the sanitary code requires that you clean and sanitize kitchens and shared bathrooms every 24 hours. This is easy to do if you are occupying one of the rooms yourself, and less simple if you are living offsite.

This is not something you can assign to your renters: The law is specific that you must be the one to clean these common areas (or pay to have them cleaned professionally).

BE CAREFUL WITH FURNISHED RENTALS AND LINENS.

Offering furnished rooms is a great way to attract renters who are only in your city for a short time (think students or travel nurses) and saves on wear and tear to your property. Moving furniture in and out is one of the biggest causes of damage to walls, door frames and stairwells. However, the sanitary code says that if you provide linens (bedsheets), you as the property owner are required to wash them once a week or when soiled.

This regulation was intended to regulate activity within shelters, but also affects private landlords renting by the room.

We guess that very few people would want their landlord going into their living space and stripping the bed, or handling their dirty sheets. You probably don’t want to do that either. We suggest either stipulating in the ad and rental agreement that linens are not provided, or you can present a set of new bed linens to your renters as a gift upon signing. This could get costly if you are anticipating a lot of turnover, but may make sense for some situations.

DO I NEED A SPECIAL LEASE TO RENT INDIVIDUAL ROOMS?

You can use any length lease you like for individual rooms, though you may want to consider shorter-term leases (by the week or month-to-month). Whatever you decide, we recommend you use our rental agreements. (Weekly rentals are complicated by the state tax on shortterm rentals and local ordinances on Airbnb. They are now out of favor for these reasons.)

One important reason to use a MassLandlords rental agreement is that our forms include a clause that prohibits subletting. We strongly suggest you keep that clause in the agreement. You need to be able to control who is living at

“Broker

Fee Ban” Signed into Law via Budget; Zillow Application Fees Apparently Banned

Legislators and media allies are taking credit for a “broker fee ban,” which passed into law as part of the state budget July 4, 2025. We’ll show how this “ban” only changes how costs land on renters. To echo one journalist we spoke with, “This is more complicated than I thought.” Brokers and landlords should be able to comply with minimal changes to process. Zillow will have to make substantial changes.

Who cleans the kitchen when you rent out individual rooms? You do, every 24 hours, along with the bathrooms.

(Image: Brian Wangenheim for Unsplash)

ARTICLE YOU MAY HAVE MISSED

MassLandlords Thanks Our Property Rights Supporters

property rights Supporters make monthly contributions earmarked for policy advocacy.

OWNERS COOPERATIVE

$100 and Up Arrow properties, Inc.. Jim Duffy. Fairfield realty trust. Haddad real estate. Hilltop Group Holdings. rich merlino. Stony Hill real estate Services.

OWNERS CLUB

$50 to $99 erin Zamarro, real estate broker. Foxworth properties, LLC. michael Goodman. Harbor View realty trust. Hilltop realty. mike Horgan. brian Keaney. mary Norcross. Jim O’brien. Liz O’Connor. pCpA LLC. Shamrock management. Slope properties LLC. bob Smith. michael totman. Urban Lights LLC. Nancy Wang. Winsser realty trust. Witman properties Inc.

WORKING TOGETHER CLUB

$20.25 to $49 557 Union Avenue realty trust. Yan Alperin. beacon Hill property management. broggi r e. & property mgmt Inc. Linda Caterino. mcCharles Craven. CHeLSeACOrpLLC. Sean Doherty. michael Donahue. bob Finch. Lucille Fink. Dana Fogg. royce Fuller. GmC property management LLC. Haverhill multi-Family, LLC. JCCarrig real property. Karen Jarosiewicz. King Craft property mgmt. Geri Ledoux. matthew maddaleni. Kristina midura-rodriguez. Vincent monaco. Jill monahan. Darlene musto. Alex Narinsky. Liz O’Connor. Olson Apartments. Glenn phillips. Cheryl popiak. ted poppitz. Chris rodwill. Alexandra Schoolcraft. South Shore Apartments, Wembley LLC. the Claremont Living LLC. Webber and Grinnell Insurance. Lorenzo Whitter.

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One-time and bespoke donations sincerely appreciated, too numerous to list here.

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your property, particularly when renting individual rooms on what may be a shorter-term basis.

You will need to modify the agreement to specify that the kitchen and bath are shared. You should write into the agreement that you are responsible for cleaning those shared spaces.

WHAT COULD I DO THAT COULD TRIGGER LICENSING?

Do not rent shared kitchens and bathrooms to four or more rental agreements in a single building. Here are just a couple examples:

1) Three-decker, three apartments, three kitchens, three rental agreements: No license required because each agreement has exclusive use of their own kitchen and bathroom. This is true even if the agreement is comprised of roommates, even if you have more than four unrelated people on an agreement or in the building. Those aren’t lodgings. (What’s a lodging? See our related article.)

2) Three-decker, three apartments, three kitchens, nine rental agreements: License! This is because you have four or more agreements sharing the same kitchens. That’s a lodging house under state law.

CONCLUSION

There are benefits and drawbacks to renting by the individual room, as there are with any rental arrangement. You will likely never have an empty unit. Individual rooms rent cheaper than whole apartments or houses, and for some, the cost savings are worth having to share a kitchen and/or bathroom. You may be able to get more rent for three individual bedrooms than you can for one lease that covers the whole apartment. But you will likely be dealing with shorter-term leases, meaning more tenant screening, more turnover and possibly more risk. And there’s the bathroom and kitchen cleaning requirement.

Renting to roommates and renting by the room are both lawful ways to rent out

an apartment (unless your municipality has specific ordinances against renting individual rooms). You may find one setup works better for your business than another. In either case, nonpayment of rent would require you to issue a notice to quit to either the group of roommates or the individual renter, and if they do not pay, continue with a formal eviction process. There is no shortcut around this if you rent by the room.

Would the trade-off be worth it for you? Do you rent by the room already? Let us know your experiences at hello@masslandlords.net ML

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MassLandlords Upcoming events See details under each region

2025 SEPTEMBER

2025 OCTOBER

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STATEWIDE

MUC GoFundMe: Revolutionizing the American Lawn with Nate Fournier. 5 pm5:30 pm Zoom.

Our third event in the GoFundMe for the Massachusetts Urban Conservancy is an interview with Nate Fournier, Founder and CEO of Reimagined Roots. We will learn

• How Nate was inspired to learn organic landscaping.

• What does it take to identify and remove invasives.

• Past jobs where biodiversity and local food were important aspects of projects.

• Why our lawns aren’t serving us as well as we might think.

• And more!

Attendees will leave feeling empowered to support MUC in our mission to reduce operating expenses by planting native foods and plants. This is part of our fundraiser to acquire land in Randolph for biodiversity conservation.

Our interviewer will be Eric Weld, MassLandlords writer, journalist and editor but also President of the Massachusetts Urban Conservancy. Besides doing outstanding work writing for MassLandlords, Eric has been a lifetime advocate for a cleaner, wilder environment; a nature and adventure writer for more than 20 years; and a lover of and participant in nature and the outdoors since early childhood. This is why when we created MUC, Eric was a great choice to lead the new effort. Eric has circumnavigated the globe twice, lived on four continents, summitted Mt. Fuji, bicycled across the USA, and thru-hiked the Appalachian Trail. As a father of two, he also has personal interest in fortifying earth’s environment and livability for the sake of generations to come. Eric lives in Easthampton, Mass., in his idea of the perfect location: a wildlife preserve abutting his backyard and a bike path across the street.

venture into the rapidly growing field of Earth-care landscaping, as the owner of Reimagined Roots. MassLandlords Worcester members will recognize Nate as having experience with rental housing and development, as well.

“No Sales Pitch” Guarantee

MassLandlords offers attendees of directly managed events a “No Sales Pitch” guarantee. If a guest speaker offers services, their presentation will not discuss pricing, promotions, or reasons why you should hire them. We do not permit speakers to pay for or sponsor events. Guest speakers are chosen for their expertise and willingness to present helpful educational content. Your purchase of an event ticket sustains our nonprofit model.

THURSDAY, SEPTEMBER 4TH

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Participation is Easy

We have two formats of online events:

• Virtual meetings include optional audience participation via video, phone, and screenshare and, unless stated otherwise, are not recorded.

Our guest speaker will be Nate Fournier, Founder and CEO of Reimagined Roots. Reimagined Roots is revolutionizing the American lawn for a more resilient future by creating beautiful, functional ecosystems full of food, medicine and native plants. With an extensive background in engineering, design, and construction, Nate found his purpose when he took his first Permaculture Design Course (PDC) with Geoff Lawton in 2014. He would convert back yards into whole human ecosystems, providing food, beauty, and function while creating symbiotic relationships with nature. He has since completed three PDCs, acquired his General Contractors license, and studied regenerative agriculture abroad. In early 2020, Nate began his professional

• Webinars have limited participation options (typed questions only) and, unless stated otherwise, are recorded.

Our virtual registration desk is open for all events one hour starting 30 minutes prior to the event start time. Call 774-314-1896 or email hello@masslandlords.net for live, real-time help signing in and using your technology.

If joining a virtual meeting, please use the zoom “test audio” feature. You will be allowed to talk to others if your microphone is good and there is no background noise. We reserve the right to mute anyone for any reason. Attendees without a microphone or who don’t want to be heard can type questions. THU 09/04

Eric Weld, MassLandlords writer and new President of the Massachusetts Urban Conservancy

Nate Fournier, Founder and CEO, Reimagined Roots

Raised beds and hardscaping provide residents with easy access to locally grown food and reduce your mowing expense.

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When: Sep 4, 2025 05:00 PM Eastern Time (US and Canada)

Topic: MUC GoFundMe with Reimagined Roots

After registering, you will receive a confirmation email containing information about joining the webinar.

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Open to the public. Membership is not required!

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Public Registrants: Please note that by registering for this event you will be automatically added to our mailing list. You can always unsubscribe from our mailing list, by clicking on unsubscribe link at the bottom of any email you may receive. Registration in advance is required. This event will be recorded.

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This Webinar counts for continuing education credit for Certified Massachusetts Landlord Level Three. Beep in. Leave feedback/beep out. Want to speak at a MassLandlords meeting? Submit a speaker request. This is part of the rental real estate networking and training series.

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First Friday Office Hours with Executive Director Doug Quattrochi. No Presentation. Open Q&A. 12 pm - 1 pm Zoom.

We’ll be having open office hours about any rental real estate topics you may care to bring. You can also ask about MassLandlords services or share feedback.

We will not address questions in private. We will have a group discussion about topics of interest to attendees. Questions will be answered at Doug’s discretion and as time allows.

We’ll be having a free-flowing group conversation. Ask us anything related to MassLandlords.

Part of this presentation will be given by Doug Quattrochi, Executive Director, MassLandlords, Inc. Doug was a founding member of MassLandlords in 2013. He became the association’s first Executive Director under new bylaws in 2014. Since then, he has scaled the organization from a core of 160 members in Worcester to approximately 2,500 dues paying businesses from Pittsfield to the Cape, and from an all-volunteer team to approximately 20 full and part-time staff plus 50 volunteers. Doug has been instrumental in advancing democratic governance mechanisms, including score voting for policy priorities and a staggered and democratically elected Board of Directors. Doug also oversees the RentHelper spin-off, which is expanding access to electronic banking for those of us who are unbanked or underbanked. Prior to MassLandlords, Doug held leadership roles in various Massachusetts startups, two of which are still operating. Doug holds a Master of Science in Aerospace Engineering from the Massachusetts Institute of Technology. “Doug’s presentation was excellent. He was very clear and provided detailed explanations.” -Larry “Doug always holds very informative classes full of substance and Very organized!” -Thomas

“Your answers to member’s questions were most helpful.” -Liz

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MassLandlords Executive Director Doug Quattrochi

We do not permit speakers to pay for or sponsor events. Guest speakers are chosen for their expertise and willingness to present helpful educational content. Your purchase of an event ticket sustains our nonprofit model.

FIRST FRIDAYS WITH EXECUTIVE DIRECTOR DOUG QUATTROCHI NEXT ON FRIDAY, SEPTEMBER 5TH

Except for holidays or where his schedule requires otherwise, Doug will be available to members on the first Friday of every month.

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Remember you can watch videos anytime at live events and training videos.

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Topic: First Friday Office Hours with Doug Quattrochi September 5, 2025

Time: Sep 5, 2025 12:00 PM

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HEALTHY HOMES FOR BETTER LIVING!

Indoor Air Quality

Lead Paint Inspections

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Serving all of MA & NH

Massachusetts Landlord Level Three. Beep in Leave feedback/beep out Want to speak at a MassLandlords meeting? Submit a speaker request.

This is part of the rental real estate networking and training series.

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Second Wednesday Office Hours with Peter Shapiro. No Presentation. Open Q&A. 4:30 pm - 5:30 pm Zoom.

We’ll be having open office hours about any rental real estate legal topics you may care to bring. This meeting is a great opportunity for members to learn from an experienced non-attorney counselor.

We will not address questions in private. We will have a group discussion about legal topics of interest to attendees. Questions will be answered entirely at Peter’s discretion and as time allows.

Attendance is capped at ten attendees for depth of discussion. If an office hours is full, check another person’s office hours or try again next month.

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We’ll be having a free-flowing group conversation. Ask us anything related to landlord-tenant communication or best practices.

Part of this event will be presented by Peter Shapiro. A graduate of MIT’s Master’s Program in City Planning, Peter founded the Housing and Mediation Services Program at Just A Start Corporation, a nonprofit housing group in Cambridge, MA. Since 1990, Peter and his team have been providing landlord counseling, mediation, training, landlord support groups, and homelessness prevention assistance across metro Boston and statewide. Peter now provides Helpline and Member services for MassLandlords, and also provides landlord counseling and mediation for the City of Boston. Peter is the author of: The Good Landlord -- A Guide to Making a Profit While Making a Difference.

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SECOND WEDNESDAYS WITH PETER SHAPIRO NEXT ON WEDNESDAY, SEPTEMBER 10TH

Except for holidays and where his schedule requires otherwise, non-attorney counselor Peter Shapiro will be available to members on the second Wednesday of every month.

ZOOM CHAT AGENDA

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Remember you can watch videos anytime at live events and training videos.

Participation is Easy

We have two formats of online events:

• Virtual meetings include optional audience participation via video, phone, and screenshare and, unless stated otherwise, are not recorded.

• Webinars have limited participation options (typed questions only) and, unless stated otherwise, are recorded.

ACCESSIBILITY

Automatic closed captions may be activated at any time. Simply turn on this setting from inside the Zoom app.

Questions may be asked over microphone after using the “raise hand” feature of zoom. Questions may also be entered via the Zoom text chat box.

ZOOM CHAT DETAILS (HOSTED BY ZOOM)

We will share our video, audio, and computer screen and slides.

• Optional: You can share your video with everyone, talk to everyone, and type chat with everyone. Video sharing is not required. Talking is not required.

Password will be emailed and viewable online.

Topic: Second Wednesday Office Hours with Peter Shapiro September 10, 2025

Time: Sep 10, 2025 04:30 PM

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Peter Shapiro runs Good Landlord Consulting Services (GLCS) and is a MassLandlords Helpline Counselor

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This Zoom Chat counts for continuing education credit for Certified Massachusetts Landlord Level Three. Beep in Leave feedback/beep out Want to speak at a MassLandlords meeting? Submit a speaker request. This is part of the rental real estate networking and training series. Add our entire event calendar to yours:

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Fourth

Wednesday Office Hours with Attorney Sherwin. Recent cases and case law. Open Q&A. 5:30 pm - 6:30 pm Zoom.

WED 09/24

Part of this presentation will be given by attorney Adam Sherwin. Adam is an experienced real estate litigator with years of experience representing landlords, property owners, and other real estate professionals. He has extensive experience litigating real estate disputes before judges and juries and has obtained favorable decisions from the Massachusetts Appeals Court and District Court Appellate Division. He is also a long-time crash course instructor at the Cambridge headquarters and over zoom.

Attorney Sherwin will start his office hours by discussing any recently concluded cases or case law of interest.

After that, we’ll be having open office hours about any rental real estate legal topics you may care to bring. This meeting is a great opportunity for members to learn from an experienced attorney. We will not enter attorney-client privilege. We will not address questions in private. We will have a group discussion about legal topics of interest to attendees. Questions will be answered entirely at Attorney Sherwin’s discretion and as time allows.

We’ll be having a free-flowing group conversation. Ask us anything related to landlord-tenant law or closings.

Members register for no charge in just a few clicks!

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FOURTH WEDNESDAYS WITH ATTORNEY SHERWIN NEXT ON WEDNESDAY, SEPTEMBER 24TH

Except for holidays and where his schedule requires otherwise, Attorney Sherwin will be available to members on the fourth Wednesday of every month.

ZOOM CHAT AGENDA

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Participation is Easy

We have two formats of online events:

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Our virtual registration desk is open for all events one hour starting 30 minutes prior to the event

Attorney Adam Sherwin of The Sherwin Law Firm

start time. Call 774-314-1896 or email hello@masslandlords.net for live, real-time help signing in and using your technology.

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Topic: My Fourth Wednesday Office Hours with Attorney Sherwin September 24, 2025

Time: Sep 24, 2025 05:30 PM Eastern Time (US and Canada)

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PRICING

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NORTHERN WORCESTER COUNTY

METROWEST

SOUTHERN WORCESTER COUNTY

Southern Worcester County Landlord Association

Southbridge Dinner Meeting 7 pm: SNO Mass Program

Our speaker will be Shana Donovan, from RCAP Solutions, who will be speaking on the SNO Mass Program.

RCAP Solutions is one of nine Regional Administering Agencies (RRA) participating in the Supporting Neighborhood Opportunity in Massachusetts (SNO Mass) program. This initiative is designed to help Housing Choice Voucher families who are seeking better opportunities for their children by facilitating moves to communities with high-quality schools, parks, and open spaces—fostering a healthier and safer environment.

Research shows that where a family lives significantly impacts their health, education, and overall quality of life. SNO Mass “opportunity areas” are neighborhoods that score highly on the Child Opportunity Index, which measures key indicators in education, health, environment, and socioeconomic factors that support a child’s development.

To make eligibility determination easier, opportunity areas are defined at the municipality and ZIP code level. Families and landlords can access this information through an interactive online map that allows users to enter an address and learn whether it falls within a SNO Mass opportunity area, as well as view the applicable payment standard.

Landlords who participate in SNO Mass benefit from a more streamlined leasing process, including expedited inspections and paperwork. They also work directly with a dedicated Mobility Specialist, and upon a successful move-in, landlords receive a financial incentive.

MONDAY, SEPTEMBER 8TH

SWCLA DINNER MEETING AGENDA

• 7:00p Event Start

helpline to your membership for a low annual fee and rest assured have one-on-one access to our counselors and attorney referrals for:

from Pittsfield to the Cape, and from an all-volunteer team to approximately 20 full and part-time staff plus 50 volunteers. Doug has been instrumental in advancing democratic governance mechanisms, including score voting for policy priorities and a staggered and democratically elected Board of Directors. Doug also oversees the RentHelper spin-off, which is expanding access to electronic banking for those of us who are unbanked or underbanked.

Prior to MassLandlords, Doug held leadership roles in various Massachusetts startups, two of which are still operating. Doug holds a Master of Science in Aerospace Engineering from the Massachusetts Institute of Technology.

“Doug’s presentation was excellent. He was very clear and provided detailed explanations.” -Larry

“Doug always holds very informative classes full of substance and Very organized!” -Thomas

“Your answers to member’s questions were most helpful.” -Liz

Purchase your ticket in just a few clicks!

Public attendees can purchase your ticket in just a few clicks!

“No Sales Pitch” Guarantee MassLandlords offers attendees of directly managed events a “No Sales Pitch” guarantee. If a guest speaker offers services, their presentation will not discuss pricing, promotions, or reasons why you should hire them. We do not permit speakers to pay for or sponsor events. Guest speakers are chosen for their expertise and willingness to present helpful educational

REGIONAL

content. Your purchase of an event ticket sustains our nonprofit model.

SUNDAY, SEPTEMBER 7TH

CRASH COURSE AGENDA

IN-PERSON COURSE AGENDA

• 8:30 am - Introduction of MassLandlords and course participants

• 8:45 - Rental markets

o Urban, suburban, rural.

o Luxury, college, professional, working, subsidized, rooming houses.

o Airbnb.

• 9:00 - Property selection

o Lead paint.

o Charging for utilities.

o Climate change risk.

o Heat pumps.

o Vinyl plank vs. hardwood floors.

o Landlord trade-offs repairs vs. cleaning.

• 9:40 - Marketing and advertising

o Getting the right applicants.

o Small business branding tips and tricks.

o Where to advertise.

• 10:05 - Break for ten minutes

• 10:15 - Finish marketing and advertising

• 10:35 - Applications and tenant screening

o Criminal, credit, and eviction background checks.

o Discrimination and fair housing.

o Interactive tenant screening workshop.

o Section 8.

• 11:30 - Tenancies

o Lease vs Tenancy at Will.

o Move-in monies.

o Security deposits.

o Pet rent.

• 11:50 - Break and Lunch, with free form Q&A

• 12:20 - Warranties and covenants

o Water submetering.

o Sanitary code.

o How to raise the rent fairly.

o Support animals.

• 12:40 - Dispute resolution

o Eviction notices to quit.

o Court process.

o Move-and-store

o Relocation assistance.

• 1:40 - Break for ten minutes

• 2:50 - Maintenance, hiring, and operations.

o Tax advantages.

o Property managers.

o Contractors.

o Building permits.

o Extermination

o LLCs and trusts.

o Grants and alternative funding.

• 3:10 - Break for five minutes

• 3:40 - Overview of books and resources for further education

• 3:45 - Review of unanswered questions

• 4:00 - End Course

Please note that end time may vary based on questions.

LOCATION

Cambridge Innovation Center 14th Floor, Charles Conference Room One Broadway Cambridge, MA 02134

Please note: CIC has several buildings in Kendall Square, two of them being adjacent to each other. The correct location for this event is the building with light colored concrete, vertical windows and a Dunkin Donuts on the ground level. You will NOT see a CIC sign. Refer to the image below.

ACCESSING FROM THE T

• Exit the Kendall T stop on Main St.

• Cross to the side of Main St. with the Chipotle and walk up the street towards Broadway, passing the Chipotle on your left.

• You will then round the corner to the left and One Broadway will be across the street diagonally.

• Cross over Third St. and Broadway to arrive at One Broadway.

For all attendees Upon entering One Broadway, you will need to check in with the lobby security. You’ll just need to show your ID and let them know you’re going to the MassLandlords event and which floor.

PARKING

Accessible by T and highway. Parking available in several garages for weekend rates. See CIC Directions for details. Pilgrim Parking has affordable rates and is a short walk from the venue, click here for details

FOOD

• Breakfast:

o Fresh bagels, large muffins, cinnamon rolls, coffee cake slices and scones with cream cheese, butter, and jam

o Fresh fruit platter

o Assorted fruit juices and coffee

• Lunch:

o Assorted gourmet sandwiches

o Garden salad

o Pasta salad

o Assorted pastries

o Soda, juice, water

*Please email hello@masslandlords.net if you have any dietary restrictions and need a special meal.

*Dietary restrictions: Purchase a ticket and set your preferences at My Account one week prior to the event or earlier. Once set, preferences remain set for future events.

Masks welcome! Eating and drinking is not required. Please note: as we are unable to monitor the buffet, we are unable to offer a reduced ticket price for attendees who will not be eating.

REGIONAL

PRICING

Open to the public. Membership is not required!

• Public: $275

• Members: $250

• Card payments only. Events are cashless.

This event will not be recorded.

Slides and handouts if any will be uploaded to Massachusetts Crash Course in Landlording and Rental Real Estate .

Purchase your ticket in just a few clicks!

Public attendees can purchase your ticket in just a few clicks!

This event is operated by MassLandlords, Inc. staff. This Crash Course counts for continuing education credit for Certified Massachusetts Landlord Level Three. Beep in. Leave feedback/beep out. Want to speak at a MassLandlords meeting? Submit a speaker request. This is part of the rental real estate networking and training series.

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• Small group session with the Executive Director, a trained presenter and experienced landlord, and the attorney.

• A comprehensive agenda, see below.

• Your choice of two books:

o Every Landlord’s Tax Deduction Guide by NOLO,

o The Good Landlord by Peter Shapiro,

o Getting to Yes by Roger Fisher, and/or

o The Housing Manual by H. John Fisher.

• A bound summary of all material presented.

• Breakfast pastries, coffee, tea.

• Lunch sandwiches, sodas, chips, cookies; all dietary requirements satisfied, please notify us when you purchase a ticket.

• A MassLandlords ballpoint pen.

• A MassLandlords certificate of completion and permission to use “MassLandlords Crash Course graduate” on your marketing material. You will receive a box packed with your personalized signed certificate, your choice of two books, course notes, pen, and half a dozen other pieces of literature.

Course Graduate Testimonials

Springfield Crash Course 8:30 am: The MassLandlords Crash Course in Landlording: Elevate Your Landlord Game

SAT 10/25

Learn everything you need to succeed as an owner or manager of residential rental property in Massachusetts. This fast-paced course is strictly limited to 16 participants to allow for detailed discussion and Q&A. Course tuition includes:

“I simply wanted to reach out and express just how happy I am to have attended the landlording crash course. The presentation and delivery of the information was flawless and I certainly have walked away with a greater understanding of the intricacies that govern being an above average landlord/ manager.” – Michael Murray “Mr. Quattrochi presented the course in a comprehensive and easy to follow step-by-step format. His PowerPoint presentation was provided to us, in a

GREATER SPRINGFIELD

binder, as part of the course, and I took notes right on the pages. I find this part to be an effective tool because I can refer to it anytime I need to follow procedure. There’s more to it, but for a fun day, I personally, recommend this course to anyone in the Real Estate landlording/investing business, beginners in this profession as well as experience professionals.” – Edwin Rivera

“This has really been a great deal. 2 books, 8 hours ‘class’ time, bound notes/slides -impressive value!” -Dawn

“I found this course extremely useful. It was completely professional and gave me a great new perspective.” -Nicholas “I’m glad there was more in depth discussion than just reading off the slides. I appreciate the opportunity for questions and practice.” -Crash Course Graduate

“If I had done this 20 years ago. Oh my goodness!” -Crash Course Graduate

“Great overview of being a landlord in MA” -Crash Course Graduate

“Covered a lot of ground concisely, but still enough time for questions and insight. Worth every penny.” -Crash Course Graduate

REGIONAL

“Doug’s presentation was excellent. He was very clear and provided detailed explanations.” -Larry “Doug always holds very informative classes full of substance and Very organized!” -Thomas

“Your answers to member’s questions were most helpful.” -Liz

Part of this presentation will be given by Peter Vickery, Esq.. Attorney Vickery practices law in Western Massachusetts where he focuses on landlord-tenant

law (representing landlords in Housing Court) and discrimination defense (representing business owners in the Massachusetts Commission Against Discrimination). He graduated from Oxford University (Jesus College) with a BA in Modern History; obtained his Post-Graduate Diploma in Law from the University of the West of England in Bristol; his JD from Boston University School of Law; and his Masters in Public Policy & Administration from the University of Massachusetts, Amherst. Attorney Vickery served one term on the Governor’s Council (the elected 8-member body that approves or vetoes the governor’s choice of judges in Massachusetts) and on the State Ballot Law Commission. As Legislative Affairs Counsel for MassLandlords he drafts bills, bill summaries, and testimony in the area of housing law, and writes amicus briefs in cases that have strategic significance for rental-property owners.

Purchase your ticket in just a few clicks!

Public attendees can purchase your ticket in just a few clicks!

“No Sales Pitch” Guarantee

SATURDAY, OCTOBER 25TH

CRASH COURSE AGENDA

IN-PERSON COURSE AGENDA

• 8:30 am - Introduction of MassLandlords and course participants

• 8:45 - Rental markets

o Urban, suburban, rural.

o Luxury, college, professional, working, subsidized, rooming houses.

o Airbnb.

MassLandlords Executive Director Doug Quattrochi

Attorney Peter Vickery, Esq. Attorney and Counselor at Law, is also MassLandlords Legislative Affairs Counsel

• 9:00 - Property selection

o Lead paint.

o Charging for utilities.

o Climate change risk.

o Heat pumps.

o Vinyl plank vs. hardwood floors.

o Landlord trade-offs repairs vs. cleaning.

• 9:40 - Marketing and advertising

o Getting the right applicants.

o Small business branding tips and tricks.

o Where to advertise.

• 10:05 - Break for ten minutes

• 10:15 - Finish marketing and advertising

• 10:35 - Applications and tenant screening

o Criminal, credit, and eviction background checks.

o Discrimination and fair housing.

o Interactive tenant screening workshop.

o Section 8.

• 11:30 - Tenancies

o Lease vs Tenancy at Will.

o Move-in monies.

o Security deposits.

o Pet rent.

• 11:50 - Break and Lunch, with free form Q&A

• 12:20 - Warranties and covenants

o Water submetering.

o Sanitary code.

o How to raise the rent fairly.

o Support animals.

• 12:40 - Dispute resolution

o Eviction notices to quit.

o Court process.

o Move-and-store

o Relocation assistance.

REGIONAL

• 1:40 - Break for ten minutes

• 2:50 - Maintenance, hiring, and operations.

o Tax advantages.

o Property managers.

o Contractors.

o Building permits.

o Extermination

o LLCs and trusts.

o Grants and alternative funding.

• 3:10 - Break for five minutes

• 3:40 - Overview of books and resources for further education

• 3:45 - Review of unanswered questions

• 4:00 - End Course

Please note that end time may vary based on questions.

LOCATION

Realtor Association of Pioneer Valley 221 Industry Ave Springfield, MA 01104

FOOD

• Breakfast:

o Fresh bagels, large muffins, cinnamon rolls, coffee cake slices and scones with cream cheese, butter, and jam

o Fresh fruit platter

o Assorted fruit juices and coffee

• Lunch:

o Assorted gourmet sandwiches

o Garden salad

o Pasta salad

o Assorted pastries

o Soda, juice, water

*Dietary restrictions: Purchase a ticket and set your preferences at My Account one week prior to the event or earlier. Once set, preferences remain set for future events.

Masks welcome! Eating and drinking is not required. Please note: as we are unable to monitor the buffet, we are unable to offer a reduced ticket price for attendees who will not be eating.

PRICING

Open to the public. Membership is not required!

• Public: $275

• Members: $250

• Card payments only. Events are cashless.

This event will not be recorded.

Slides and handouts if any will be uploaded to Massachusetts Crash Course in Landlording and Rental Real Estate .

Purchase your ticket in just a few clicks!

Public attendees can purchase your ticket in just a few clicks!

This event is operated by MassLandlords, Inc. staff.

This Crash Course counts for continuing education credit for Certified Massachusetts Landlord Level Three. Beep in Leave feedback/beep out Want to speak at a MassLandlords meeting? Submit a speaker request. This is part of the rental real estate networking and training series.

Add our entire event calendar to yours: Google: add our entire event calendar to Google calendar.

Outlook: add our entire event calendar to Outlook.

Add just this event to your calendar: Google: add just this event to Google calendar.

helpline to your membership for a low annual fee and rest assured have one-on-one access to our counselors and attorney referrals for:

rights and responsibilities

massLandlords

One broadway, Floor 14

Cambridge, mA 02142

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perfect to share at the office. members can add print delivery for an additional $90 per year. become a member and subscribe online at masslandlords.net/join.

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