by iwd Tina | Jun 28, 2024 | Housing News
On Thursday, June 27, the Massachusetts State Senate voted to approve a Bond Bill that makes a historic investment in affordable housing. Like the House of Representatives and Governor Healey, the Senate’s action demonstrated a commitment to providing the funding and policies needed to be intentional about housing affordability, equity, and choice.
The bills passed by the House and the Senate are remarkable not only for the funding authorizations for the creation of affordable housing but for the policies that will help create the conditions in which challenges in home creation can be addressed.
Both the House and Senate bills include significant increases in funding authorizations for public housing, infrastructure improvements, smart growth, energy efficiency, community planning, and for specific populations and regions that have been historically left behind in the current housing market.
Additionally, both branches included policies such as the creation of an Office of Fair Housing, allowing Accessory Dwelling Units (ADUs) by right in single-family zoned districts, commissions on housing for low-income households and persons living with disabilities, a supportive housing pool fund to address the needs of households experiencing homelessness, and the creation of the Momentum Fund to accelerate the completion of mixed-income multifamily housing development. These policies will help move us closer to a Commonwealth where people can have safe, healthy, affordable homes in the communities they choose.
Both the House and the Senate also resoundingly rejected attempts to weaken, undermine, or delay existing housing laws or to place unnecessary barriers to housing productions. Neither branch included harmful changes to Chapter 40B, the MBTA Communities Law, or the Community Preservation Act (CPA).
Between now and the end of July, a Conference Committee of legislators from the House of Representatives and the Senate will work to reconcile differences between the bills passed by each branch. CHAPA will advocate strongly for the highest possible funding authorizations for each of the housing programs included in the Bond Bill as well as the inclusion of initiatives that were part of only one branch’s legislation, including:
- Eviction records sealing;
- Inclusionary zoning by simple majority;
- A commission on senior housing;
- Expansion of the Historic Rehab Tax Credit; and
- The Small Properties Acquisition Fund.
Housing is the single best investment we can make for the future of Massachusetts. The funding and policies in the Housing Bond Bill put intention into the growth of our housing supply so that affordable housing grows as new homes are created. The new MBTA Communities Multifamily Zoning Law and the Housing Choice Act make it possible for communities to allow the 200,000 homes Massachusetts needs to stabilize home prices and rents. The legislation proposed by Governor Healey and now passed by both the House and the Senate puts funding and policies in place to move us forward in creating 40,000 homes that are affordable for households with moderate incomes and 20,000 homes that are affordable for people with low and extremely low incomes. Creating homes for people across income levels will ensure that people, our communities, our economy, and our Commonwealth thrive.
The housing challenges facing Massachusetts are significant, and CHAPA applauds the commitment shown by both the Legislature and the Governor to take the steps necessary to meet the moment. Together, we are poised to enact the strongest possible legislation that will serve to provide us with tools to create the homes we desperately need.
by iwd Tina | Jun 27, 2024 | Housing News
This morning, the Senate will begin debate on the Housing Bond Bill. In addition to the amendments that CHAPA is strongly supporting, there are several that are problematic. The Housing Bond Bill is a historic opportunity to help create the 200,000 homes we need and to address the Commonwealth’s housing challenges. CHAPA calls on the Senate to oppose amendments that would weaken existing housing laws or place unnecessary barriers to housing production.
Please call your state senator and ask them to reject the following amendments:
#17, 225 – Makes 40B, the Affordable Housing Law, Less Effective
For decades, Chapter 40B, the Affordable Housing Law, has been our most important tool to produce homes that are affordable for low income households. These amendments would designate additional types of housing as “affordable” and exempt communities from an obligation to create homes that are affordable. If passed, they would only serve to make 40B a less effective tool in producing the housing we need.
#25 – Adds Unnecessary Appeal Criteria to MBTA Communities Law
This amendment directs EOHLC to promulgate regulations to establish an appeal process from the requirements of Chapter 3A based on factors that are outside the scope of the law. The MBTA Communities Law does not require cities and towns to provide water or sewer infrastructure. If passed, this amendment would only delay and complicate the implementation of the MBTA Communities Law without providing a benefit to impacted municipalities.
#26 – Delays Implementation of the MBTA Communities Law
This amendment changes the deadlines for municipal compliance with Chapter 3A. Massachusetts has faced significant housing challenges for years and cannot afford to wait any longer to address them. Given the acuity of our housing challenges, the number of communities that have already adopted their zoning, the extensive engagement and technical assistance provided to cities and towns, and the length of time needed to create the homes we need, this amendment is not only unnecessary, but is harmful.
#27 – Burdens Cities and Towns with MBTA Communities Law Impact Reports
This amendment would place an unfunded burden on municipalities to provide EOHLC with analysis as to the impact of compliance with the MBTA Communities Act on housing construction, local infrastructure, and local schools – information that is not readily available and would be difficult to produce. If passed, this amendment would place a significant strain on scarce municipal resources without a clear benefit.
#136, 277, and 296 – Limits Eligible Bidders for Public Housing Projects
These amendments limit eligible bidders on public housing capital projects to only contractors and subcontractors with apprenticeship programs. If passed, this amendment would eliminate fair competition on public housing projects, reduce the already small pool of bidders, increase the cost of work, result in uncompleted jobs, and adversely affect residents’ living conditions.
#158 – Weakens the Community Preservation Act
This amendment alters the fundamental housing goal of CPA (the production of new affordable housing and the preservation of existing affordable housing) by allowing funds to be used for unrelated housing rehabilitation projects. If passed, this amendment would restrict already-scarce housing resources and hamper the ability to expand the number of affordable homes in Massachusetts.
by iwd Tina | Jun 26, 2024 | Housing News
On Thursday, June 27, the Senate will debate the Housing Bond Bill.
Since the Ways and Means Committee released it earlier this week, senators have filed 333 amendments to the bill. In keeping with CHAPA’s four policy priority areas (People, Production, Planning, and Preservation), we have identified a list of priorities among these.
Please contact your senator and ask them to cosponsor and support these amendments:
People
#3 – Massachusetts Rental Voucher Program (MRVP) (Sen. Lovely)
Codifies MRVP in statute and makes improvements to the program.
#141 – HOMES Judiciary Committee Bill (Sen. Eldridge)
Establishes a strong framework for eviction records sealing in specific cases.
#143 – In Furtherance of the Authorization for a Social Housing Pilot program (Sen. DiDomenico)
Defines the purpose and structure of the Social Housing Pilot Program.
#151 – Saving Toward Affordable and Sustainable Homeownership (STASH) Program (Sen. Crighton)
Directs $5 million for the STASH Program to support first-generation homebuyers.
#180 – ELI Housing Commission (Sen. Lovely)
Adds a representative of the Massachusetts Coalition for Racial Equity in Housing to the Special Commission on Housing for Households with Extremely Low Incomes.
#183 – Racial Equity in Housing (Sen. Miranda)
Creates a Special Commission on Racial Equity in Housing.
#214 – Foreclosure Mediation (Sen. Gomez)
Establishes a statewide mediation program to prevent foreclosures.
#244 – Special Commission on Affordable and Healthy Senior Housing (Sen. Jehlen)
Specifies the membership of the Special Commission on Affordable and Healthy Senior Housing.
#282 – AHVP Program (Sen. R. Kennedy)
Updates the alternative Housing Voucher Program to create accessible and affordable homes.
#283 – Commission on Accessible Housing (Sen. R. Kennedy)
Creates a Special Commission on Accessibility in Housing for Persons with Disabilities.
Production
#130 – Community Based Housing (Sen. Eldridge)
Increases the bond authorization for Community Based Housing to $110 million.
#132 – Deed Excise Tax (Sen. Miranda)
Brings the Massachusetts excise fee rate in line with the rest of the region and uses additional funds to support housing affordability.
#166 – CommonWealth Builder Program (Sen. Payano)
Increases the bond authorization for CommonWealth Builder to $300 million.
#176 – Neighborhood Stabilization Program (Sen. Velis)
Increases the bond authorization for the Neighborhood Stabilization Program to $75 million.
#242 – Local Option Transfer Fee (Sen. Comerford)
Gives municipalities the opportunity to choose to levy a fee on real estate transactions above a defined threshold and to use the proceeds to fund the local creation of affordable housing.
Planning
#15 – CommonWealth Builder Geography (Sen. Miranda)
Defines the geographic catchment areas for the CommonWealth Builder Program as Gateway Cities and Boston to spur the construction of homeownership opportunities, particularly in communities of color.
#46 – Zoning for Housing Production (Sen. Cyr)
Directs all municipalities with populations larger than 2,000 residents to establish at least one district zoned for multi-family housing.
#156 – Accessory Dwelling Units (Sen. Crighton)
Eliminates barriers that would otherwise limit ADU production.
#237 – Housing Shortages Commission Membership (Sen. Comerford)
Adds a representative from the CPA Coalition and a representative from the Massachusetts Coalition for Racial Equity in Housing to the Special Commission on Housing Shortages.
#261 – MWRA Expansion (Sen. O’Connor)
Provides $1 billion in bond authorization to support expanded infrastructure for the Massachusetts Water Resources Authority.
Preservation
#16 – Enhancing the Mass Historic Tax Credit (Sen. Cronin)
Increases the cap for the Historic Rehab Tax Credit to $110 million through the year 2030.
#146 – The Massachusetts Healthy Homes Program (Sen. Keenan)
Establishes the Healthy Homes Program to assist homeowners and property owners to make repairs that will eliminate hazards such as poor indoor air quality, lead paint, and asbestos.
#252 – Small Properties Acquisition Fund (Sen. Jehlen)
Establishes a fund to acquire properties of 1-8 units for the creation or preservation of affordable housing and allocates $25 million to the fund.
by iwd Tina | Jun 24, 2024 | Housing News
On Monday, June 24, the Senate Ways and Means Committee released its Housing Bond Bill. In analyzing the proposal, it is clear that the legislation signals an intent to go big on investment in infrastructure and housing production in every community across Massachusetts. The bill puts forward a significant increase in bond authorization for HousingWorks, funds infrastructure in MBTA Communities municipalities, creates housing production programs for rural, seasonal, and suburban communities, and doubles the funding authorization for the CommonWealth Builder program. This legislation also matches the funding increase for public housing passed by the House earlier this month.
Additionally, the Senate Ways and Means bill recognizes the importance of policy initiatives in addition to funding authorizations to address the housing challenges facing our state. This legislation includes the creation of an Office of Fair Housing and a Fair Housing Trust Fund, Accessory Dwelling Units (ADUs) by right, a Supportive Housing Pool Fund, homeownership production tax credit, inclusionary zoning by simple majority, abutter appeal reform, eviction records sealing, commissions on senior housing, extremely low income housing, and housing shortages, and eviction records sealing.
By any measure, this is a remarkable and historic piece of legislation.
Still, there are notable policy opportunities that were not part of this proposal, including the local option real estate transfer fee, the historic rehab tax credit, commissions on Racial Equity in Housing and on Disability and Accessibility, and codification of the Massachusetts Rental Voucher Program (MRVP) in statute.
The next few days will be extremely busy: amendments must be filed by 5pm on Tuesday, June 25 and the full Senate is expected to debate the bill on Thursday, June 26. Now is the time to weigh in with senators on priorities. CHAPA will release analysis of amendments as soon as the full list is made available.
Senate Bond Bill Week is fully underway!
by iwd Tina | Jun 24, 2024 | Housing News
Today, the Senate Ways and Means Committee released its Housing Bond Bill proposal. In it, the Committee proposes $5.1 billion in bond authorization for a range of programs, including several new initiatives. Overall, the Senate bill invests significantly in infrastructure and housing production in every community.
Below is a chart comparing funding proposals from the Governor, the House, and Senate Ways and Means. A more detailed analysis of the bill along with policy highlights will come soon. In the meantime, amendment proposals are due by 5pm on Tuesday, June 25. The full Senate is expected to debate and vote on the Bond Bill on Thursday, June 27.
| Line Item |
Program |
2018 Bond Bill |
Affordable Homes Act |
House Final |
Senate Ways and Means |
| 1599-1953 |
Local Designated Projects |
|
|
$196,986,900 |
$1,000,000 |
| 1599-3032 |
MWRA Infrastructure |
|
|
$1,000,000,000 |
|
| 3000-0411 |
Early Education & Out of School Time |
$45,000,000 |
$50,000,000 |
$50,000,000 |
$50,000,000 |
| 7004-0069 |
Home Modification Loan Program |
$60,000,000 |
$60,000,000 |
$60,000,000 |
$60,000,000 |
| 7004-0070 |
Facilities Consolidation Fund |
$65,000,000 |
$70,000,000 |
$70,000,000 |
$70,000,000 |
| 7004-0071 |
Community Based Housing |
$55,000,000 |
$55,000,000 |
$55,000,000 |
$55,000,000 |
| 7004-0072 |
Affordable Housing Trust Fund |
$400,000,000 |
$800,000,000 |
$800,000,000 |
$800,000,000 |
| 7004-0073 |
Housing Stabilization Fund |
$150,000,000 |
$425,000,000 |
$425,000,000 |
$425,000,000 |
| 7004-0074 |
Public Housing |
$600,000,000 |
$1,500,000,000 |
$2,000,000,000 |
$2,000,000,000 |
| 7004-0075 |
Public Housing Demonstration |
$50,000,000 |
$100,000,000 |
$200,000,000 |
$200,000,000 |
| 7004-0076 |
Housing Innovations Fund |
$100,000,000 |
$200,000,000 |
$200,000,000 |
$200,000,000 |
| 7004-0077 |
Housing Choice Local Community Planning Grants |
|
$35,000,000 |
$50,000,000 |
$60,000,000 |
| 7004-0078 |
Green Housing Initiative |
|
$275,000,000 |
$275,000,000 |
$275,000,000 |
| 7004-0079 |
Smart Growth |
|
$20,000,000 |
$20,000,000 |
$20,000,000 |
| 7004-0080 |
Middle Income Housing |
$100,000,000 |
$100,000,000 |
$200,000,000 |
$100,000,000 |
| 7004-0081 |
CommonWealth Builder |
|
$100,000,000 |
$100,000,000 |
$200,000,000 |
| 7004-0082 |
HousingWorks Community Planning Grants |
|
$25,000,000 |
$25,000,000 |
$25,000,000 |
| 7004-0083 |
Housing Choice Infrastructure |
|
$175,000,000 |
$175,000,000 |
$375,000,000 |
| 7004-0085 |
Neighborhood Stabilization |
|
$50,000,000 |
$50,000,000 |
$50,000,000 |
| 7004-0092 |
Commercial Property Conversion |
|
|
$150,000,000 |
|
| 7004-0093 |
Healthy Homes |
|
|
$50,000,000 |
|
| 7004-0094 |
Veterans Housing |
|
|
$20,000,000 |
|
| 7004-0095 |
Transitioning State-Owned Buildings |
|
|
$50,000,000 |
|
| 7004-0096 |
Rural / Small Town Housing |
|
|
|
$50,000,000 |
| 7004-0097 |
Seasonal Communities |
|
|
|
$50,000,000 |
| 7004-0098 |
Mid-Sized and Suburban Housing |
|
|
|
$50,000,000 |
| 7004-4784 |
Momentum Fund |
|
$50,000,000 |
$250,000,000 |
$50,000,000 |
by iwd Tina | Jun 12, 2024 | Housing News
Late on Wednesday, June 5th, the Massachusetts House of Representatives passed a $6.2 billion housing bond bill by a vote of 145-13. After more than 8 hours of floor debate and 371 amendments, the legislation moves one step closer to final passage and enactment.
When Governor Healey filed the Affordable Homes Act last October, that legislation proposed a historic $4.1 billion in bond authorization, more than doubling the 2018 bond bill’s authorization of $1.8 billion. In adding more than $2 million to the Governor’s amount, the House has now more than tripled the bill from five years ago.
This bill includes the funding authorizations for the state programs that support affordable housing production and preservation along with more than 25 policies to foster the creation of housing that meets the diverse needs of current and future residents. As we strive to create the 200,000 homes by 2030 that Massachusetts needs to stabilize home prices and rents, the Affordable Homes Act moves us forward in preserving our affordable housing stock and building 40,000 homes that are affordable for households with moderate incomes and 20,000 homes that are affordable for people with low and extremely low incomes.
Here is a breakdown of bond authorization amounts and tax credit programs from each bill. These programs will support affordable and public housing preservation and the production of homeownership opportunities, supportive housing, mixed income developments, public housing, and investments in infrastructure. In addition, the bill proposes funding for down payment assistance to help people become homeowners and invests in early education and out of school time facilities:
| Line Item |
Program |
2018 Bond Bill |
Affordable Homes Act |
House Final |
| 1599-1953 |
Local Designated Projects |
|
|
$196,986,900 |
| 1599-3032 |
MWRA Infrastructure |
|
|
$1,000,000,000 |
| 3000-0411 |
Early Education & Out of School Time |
$45,000,000 |
$50,000,000 |
$50,000,000 |
| 7004-0069 |
Home Modification Loan Program |
$60,000,000 |
$60,000,000 |
$60,000,000 |
| 7004-0070 |
Facilities Consolidation Fund |
$65,000,000 |
$70,000,000 |
$70,000,000 |
| 7004-0071 |
Community Based Housing |
$55,000,000 |
$55,000,000 |
$55,000,000 |
| 7004-0072 |
Affordable Housing Trust Fund |
$400,000,000 |
$800,000,000 |
$800,000,000 |
| 7004-0073 |
Housing Stabilization Fund |
$150,000,000 |
$425,000,000 |
$425,000,000 |
| 7004-0074 |
Public Housing |
$600,000,000 |
$1,500,000,000 |
$2,000,000,000 |
| 7004-0075 |
Public Housing Demonstration |
$50,000,000 |
$100,000,000 |
$200,000,000 |
| 7004-0076 |
Housing Innovations Fund |
$100,000,000 |
$200,000,000 |
$200,000,000 |
| 7004-0077 |
Housing Choice Local Community Planning Grants |
|
$35,000,000 |
$50,000,000 |
| 7004-0078 |
Green Housing Initiative |
|
$275,000,000 |
$275,000,000 |
| 7004-0079 |
Smart Growth |
|
$20,000,000 |
$20,000,000 |
| 7004-0080 |
Middle Income Housing |
$100,000,000 |
$100,000,000 |
$100,000,000 |
| 7004-0081 |
Commonwealth Builder |
|
$100,000,000 |
$100,000,000 |
| 7004-0082 |
HousingWorks Community Planning Grants |
|
$25,000,000 |
$25,000,000 |
| 7004-0083 |
Housing Choice Infrastructure |
|
$175,000,000 |
$175,000,000 |
| 7004-0085 |
Neighborhood Stabilization |
|
$50,000,000 |
$50,000,000 |
| 7004-0092 |
Commercial Property Conversion |
|
|
$150,000,000 |
| 7004-0093 |
Healthy Homes |
|
|
$50,000,000 |
| 7004-0094 |
Veterans Housing |
|
|
$20,000,000 |
| 7004-0095 |
Transitioning State-Owned Buildings |
|
|
$50,000,000 |
| 7004-4784 |
Momentum Fund |
|
$50,000,000 |
$250,000,000 |
| Program |
Affordable Homes Act |
House Final |
| Community Investment Tax Credit |
$15,000,000 |
$15,000,000 |
| Homeownership Production Tax Credit |
$10,000,000 |
$10,000,000 |
| Historic Rehabilitation Tax Credit |
$55,000,000 |
$110,000,000 |
In addition to providing the financing and tax credits critical to affordable housing production and preservation, the House included several CHAPA policy priorities, including:
- Establishing a State Office of Fair Housing
- Allowing Accessory Dwelling Units (ADUs) by right in every community
- Supportive Housing Pool Fund
- Homeownership Production Tax Credit
- Commission on Housing for Households with Extremely Low Incomes
- Commission on Accessible Housing for Persons with Disabilities
- Seasonal Communities Designation
- Social Housing Pilot Program
- State Housing Plan conducted every 5 years
- Prioritization of State Owned land for housing production
The House added two important provisions to use existing buildings for affordable housing, including doubling of the Historic Tax Credit to $110 million through 2030 and authorizing a local option for municipalities to allow tenants the first opportunity to purchase their building if it is put up for sale. The House bill prioritizes accessibility by including language to update adaptability and accessibility standards and directs the Architectural Access Board to issue rules and regulations with design standards and procedures to implement the new policies.
Importantly, the House rejected several proposed amendments that would have made changes to existing laws that have supported the creation of multifamily and affordable housing. Representatives voted overwhelmingly against amendments that would have weakened, delayed, or undermined the MBTA Communities Act and Chapter 40B.
CHAPA looks forward to working with our partners to ensure that the specific language included in the final version of the bond bill with respect to these items serves to address Massachusetts’ housing challenges and meet the range of needs of current and future residents while avoiding unintended consequences.
While there were a many great policy provisions included by the House in the bill that the branch passed, there were items that did not make the final cut. Among those pieces supported by CHAPA that we are advocating for inclusion in the Senate are:
- Local option real estate transfer fee to help fund affordable housing development.
- Allowing municipalities to pass inclusionary zoning by simple majority.
- Sealing evictions records in specific cases.
- Creating commissions on Racial Equity in Housing and on Senior Housing.
- Creating a process for foreclosure mediation.
CHAPA thanks the House for passing a strong and historic housing bond bill. In particular, thank you to Speaker Ronald Mariano, House Ways & Means Chair Aaron Michlewitz, Housing Committee Chair Jim Arciero, Representative Kevin Honan, Representative Natalie Higgins, Representative Chrstine Barber, Representative Chyna Tyler, Representative Mike Connolly, Representative David LeBoeuf, Representative Frank Moran, Representative Carlos Gonzalez, Representative Andy Vargas, and Representative Erika Uyterhoeven, Representative Christopher Worrell, and Representative Rob Consalvo for your leadership on this bill and filing amendments to further the impact of this legislation.
The Senate is expected to take up the bill in the next couple of weeks. Now is the time to weigh in with your state senator on the legislation. In addition to the specific areas that you may choose to highlight, CHAPA would ask that you urge them to:
- Support the highest bond authorization levels possible to ensure that resources are available to create the homes we need;
- Protect our existing housing laws, especially the MBTA Communities Act and Chapter 40B, from any attempts to weaken, delay, or undermine them;
- Preserve the policy proposals that have been put forward by Governor Healey and the House of Representatives that will provide tools to address Massachusetts’ housing challenges; and
- Pass the bond bill as quickly as possible to make sure that there are no gaps in funding rounds.
If you have any questions or would like additional information, please do not hesitate to contact me at mnoyes@chapa.org.
