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H 4063

An Act to protect residents experiencing significant elevations in rent for viable and effective affordable housing

194th Legislature (2025-2026) Introduced by James Arena-DeRosa and 2 co-sponsors

Bill H 4063 caps rent increases at 3.5%, ensures legal support for tenants, and mandates local oversight to protect affordable housing for low-income families.

Accompanied a study order, see H5352 (under House Rule 27)
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Bill Summary · H 4063

Summary of Bill H 4063: An Act to Protect Residents Experiencing Significant Elevations in Rent for Viable and Effective Affordable Housing

Purpose and Intent

Bill H 4063 aims to protect tenants in Massachusetts from excessive rent increases in affordable housing units. The legislation seeks to ensure that affordable housing remains accessible to low- and moderate-income families by instituting regulations on rent increases and providing legal support for tenants facing housing issues.

Key Provisions

The bill introduces several significant changes to the existing housing laws in Massachusetts, specifically amending Chapter 186 of the General Laws:

  1. Rent Increase Cap:

    • Landlords are prohibited from increasing the annual rent of affordable housing units by more than 3.5%.
    • If the market rate for rental units decreases, landlords must reduce the rent of affordable units accordingly.

  2. Rent Increase Notification:

    • Landlords must submit a written request to the Executive Office of Housing and Livable Communities and the local select board or mayor 120 days prior to any proposed rent increase. This request must include financial documentation to justify the increase.
    • The local authority has 60 days to comment on the request, after which the Executive Office will issue a determination.

  3. Affordable Housing Unit Equity Dashboard:

    • The Executive Office will establish a dashboard to track and report on the status and impact of affordable housing units in the Commonwealth.

  4. Limit on Fees and Profit Distributions:

    • Landlords are restricted to taking fees and profit distributions not exceeding 6% of their equity in the project, with at least 4% required to be reinvested into the rental project.

  5. Access to Legal Assistance:

    • Tenants will have access to a statewide access to counsel program, providing free legal representation for housing matters related to affordable units. Landlords cannot charge legal fees to tenants without court approval.

  6. Dispute Resolution:

    • Landlords must engage in good faith negotiations with tenants for a 6-month period to resolve non-payment disputes through mediation, without imposing fines or administrative costs during this time.

  7. Task Force Creation:

    • A task force will be established to review and improve regulatory agreements related to affordable housing, including providing technical assistance to municipalities. The task force will report its findings and recommendations by December 1, 2026.

Affected Parties

  • Tenants: Individuals renting affordable housing units will benefit from protections against excessive rent increases and will have access to legal support.
  • Landlords: Owners of affordable housing units will face new regulations regarding rent increases and financial distributions.
  • Municipalities: Local governments will be involved in the oversight process and will have a role in reviewing rent increase requests.

Procedural Aspects

  • The bill was introduced on May 1, 2025, and has been referred to the committee on Housing.
  • A hearing is scheduled for November 19, 2025, from 11:00 AM to 5:00 PM in Gardner Auditorium.

Conclusion

Bill H 4063 represents a significant effort by the Massachusetts legislature to enhance tenant protections in the face of rising housing costs. By instituting clear regulations on rent increases and providing legal resources, the bill aims to maintain the viability of affordable housing for residents in the Commonwealth.

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

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