BOSTON— Elected officials, housing advocates, and small property owners testified Tuesday before the Massachusetts Special Joint Committee on Initiative Petitions regarding a proposed ballot question that would authorize rent control policies across Massachusetts.
The proposal would allow rent regulations to be implemented in all 351 cities and towns and would repeal a statewide ban on rent control approved by voters in the 1994 Massachusetts rent control repeal. The measure would apply to most privately owned rental housing that is not occupied by the owner.
Steffen Amun Ra, a board member of MassLandlords and a small property owner, told lawmakers that the policy would affect individuals who rely on rental income. He said he owns six residential units purchased after his military service.
The proposal would limit annual rent increases to changes in the Consumer Price Index, which has averaged about 2.58 percent over the past two decades. The measure does not include provisions for property owners to recover costs associated with renovations or improvements, according to testimony presented at the hearing. The cap would also apply to vacant units.
Tony Lopes, vice president of the Small Property Owners Association, said many property owners operate small-scale housing and depend on rental income to cover expenses such as mortgages, taxes, insurance, and maintenance.
Opponents of the measure cited a recent study conducted by the Tufts Center for State Policy Analysis, which estimated that the proposal could reduce property values in Massachusetts by $300 billion over the next decade, with potential effects on municipal budgets and local tax rates.
Neily Soto, chair of the Methuen City Council, said housing policies should support development and investment in local communities. She said rent control could affect housing supply and development activity.
Massachusetts previously had rent control policies in Boston, Brookline, and Cambridge for several decades before the 1994 repeal. Testimony referenced research from that period indicating demographic patterns among residents of regulated units.
Mike Monahan of the International Brotherhood of Electrical Workers District 2 said past changes following the repeal led to increased construction activity and investment. He said current proposals could influence future development decisions in the state.
The hearing is part of the review process for initiative petitions that may appear on a future statewide ballot.
Housing for Massachusetts, a coalition that includes property owners, developers, and housing advocates, has organized opposition to the measure and said it supports policies aimed at increasing housing supply across the state.
