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H 1497

An Act relative to avoiding senior homelessness and maintaining senior housing stabilization of rents

194th Legislature (2025-2026) Introduced by Michelle DuBois

Bill H 1497 protects seniors from homelessness by capping rent increases to 5% or CPI for those 60+ in private rentals, ensuring stable housing for low-income tenants.

Accompanied a study order, see H5352 (under House Rule 27)
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Bill Summary · H 1497

Summary of Bill H 1497: An Act Relative to Avoiding Senior Homelessness and Maintaining Senior Housing Stabilization of Rents

Bill Information:
- Bill Number: H 1497
- Introduced: February 27, 2025
- Status: Hearing scheduled for November 19, 2025, from 11:00 AM to 05:00 PM in Gardner Auditorium
- Presented by: Representative Michelle M. DuBois (10th Plymouth District)

Purpose and Intent

Bill H 1497 aims to address the growing concern of senior homelessness in Massachusetts by stabilizing rents for senior citizens living in rental properties. The legislation seeks to provide financial protection for seniors, particularly those with limited income, against significant rent increases that could lead to displacement.

Key Provisions

The bill proposes several amendments to Chapter 40P of the General Laws, specifically:

  1. Rent Increase Limitations:

    • When rental properties are sold to new owners, there will be a cap on annual rent increases for tenants aged 60 and older.
    • The increase will be limited to the lesser of:
      • The annual change in the Consumer Price Index (CPI) for the relevant area, or
      • 5% per year.
    • This limitation will apply for a duration of five years.

  2. Eligibility Criteria:

    • To qualify for the rent stabilization provisions, senior tenants must either apply for or be on a waitlist for public housing.
    • The legislation targets seniors with incomes at or below 80% of the Area Median Income (AMI).

  3. Exclusions:

    • The bill excludes certain types of rental units from these provisions, including:
      • Owner-occupied buildings with two dwelling units or fewer.
      • Units already subject to regulation by a public authority.

Impact

  • Affected Population: The bill primarily affects senior citizens aged 60 and older who are renters in the private housing market, particularly those with lower incomes.
  • Housing Market: The legislation aims to stabilize the housing situation for seniors in cities and towns facing distress in the housing market, potentially reducing the risk of homelessness among this vulnerable population.

Procedural Aspects

  • The bill was referred to the committee on Housing on the same day it was introduced.
  • A hearing is scheduled for November 19, 2025, allowing stakeholders and the public to provide input on the proposed legislation.

Related Legislation

  • This bill is related to House Docket No. 3599, which it replaces, and is similar to House Bill No. 1318 from the previous legislative session.

In summary, Bill H 1497 seeks to provide essential protections for senior renters in Massachusetts, ensuring that they can maintain stable housing without facing prohibitive rent increases.

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

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