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S 1447

An Act enabling cities and towns to stabilize rents and protect tenants

194th Legislature (2025-2026) Introduced by Mike Barrett and 21 co-sponsors

Allows Massachusetts cities to adopt local rent stabilization and just-cause eviction protections (Chapter 49B), capping annual rent increases and setting enforcement rules.

Bill reported favorably by committee and referred to the committee on Senate Ways and Means
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Bill Summary · S 1447

Summary: S. 1447 – An Act enabling cities and towns to stabilize rents and protect tenants

Overview

S. 1447 proposes a local-option framework that would empower cities and towns in Massachusetts to enact rent stabilization measures and no-fault eviction controls. The bill repeals Chapter 40P and adds Chapter 49B, creating a localized toolset for limiting annual rent increases and imposing just-cause eviction protections in participating municipalities.

  • Introduced: April 10, 2025
  • Hearing: July 29, 2025 (Gardner Auditorium)
  • Status: Hearing scheduled; multiple reschedules noted in the legislative actions
  • Sponsors: Principal sponsor Patricia D. Jehlen and a broad slate of co-sponsors

Purpose and intent

  • Give municipalities the authority to curb sharp rent increases and to require just-cause eviction standards for certain dwelling units.
  • Provide a framework for monitoring, reporting, and enforcing rent stabilization and eviction protections at the local level.
  • Align local housing policy with tenant protections while preserving existing state and federal rights.

Key provisions

Section 1–2: Local adoption and structure

  • Creates Chapter 49B, allowing a city or town to adopt the chapter in its entirety.
  • Adoption becomes effective no later than 180 days after local acceptance; the municipality must adopt corresponding ordinances/bylaws within 180 days after acceptance.

Section 3: Covered units and exemptions

  • Covered dwelling units subject to rent increases and no-fault eviction protections unless exempted.
  • Exemptions include:
    • Owner-occupied residential buildings with four units or fewer
    • Units regulated by a public authority
    • College/university dormitories
    • Residential care facilities for the elderly
    • Units with a first certificate of occupancy issued on or after January 1, 2021 are exempt for 5 years from occupancy
  • Landlords must notify tenants of exemptions where applicable; written notice required for leases or tenancy at-will.

Section 4: Rent increase limits

  • Cap on annual rent increases: the lesser of CPI change for the area or 5%.
  • Base rent used for calculation:
    • Rent from 12 months prior to adoption (or last known rent if vacant)
    • If no prior rent, the first charged rent serves as the base
    • Special rules if no rent been charged for at least five years (for non-exempt units)

Section 5: Just-cause eviction protections

  • Landlords must have just cause to initiate eviction or not renew a lease.
  • Defined just-cause reasons include nonpayment, refusal of permitted rent increase, owner’s intent to convert/occupy, demolition or conversion to non-residential use, substantial lease-term violations, criminal activity or threats, nuisance, and substantial damage.

Section 6: Reporting

  • Municipalities must report to the Executive Office of Housing and Livable Communities (EOHLC) with:
    • Text of the adopted ordinance/bylaw
    • Studies informing adoption
    • Number of affected units
    • Other data as determined by EOHLC

Section 7: Enforcement and remedies

  • Violations are treated as unfair or deceptive acts under Chapter 93A.
  • AG enforcement with remedies including restitution, civil penalties, injunctive relief, and attorneys’ fees.
  • Damages:
    • Actual damages or three times the rent (whichever is greater) plus attorneys’ fees for violations of base protections
    • If a landlord initiates inappropriate eviction actions, tenants may recover possession plus triple damages and attorneys’ fees

Section 8: Non-interference

  • The act does not override existing tenant protections under state or federal law.

Who is affected

  • Landlords and tenants in municipalities that adopt Chapter 49B
  • Municipalities implementing local rent limits and no-fault eviction standards
  • Housing and legal enforcement bodies (AG, EOHHLC)

Procedural and timeline notes

  • Local adoption decisions and corresponding ordinance/bylaw enactment timelines are explicitly tied to the 180-day acceptance window.
  • The bill’s hearing is scheduled for July 29, 2025; prior actions include referrals and committee consideration.

Related and contextual notes

  • Related matter: SD 1084 (replaces)
  • Related sponsors include both Massachusetts and national figures listed among supporters
  • The bill is presented as a statewide enabling mechanism rather than a statewide imposition of rent control.

Compiled from official sources — confirm details with the bill’s official record.

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