Harvard Square

Posted on December 13, 2010 by Paul M. J. Suchecki

Harvard Square is a great place to live. It’s part of Cambridge which is a separate city from Boston proper although there is no change in housing density between the two municipalities. The area’s character is strongly shaped by America’s oldest university, Harvard founded in 1635. To put that date in perspective, the college is so old that when it celebrated its centennial, the most popular contemporary music in the world was by Johan Sebastian Bach.

 History is accessible at every turn. George Washington first took control of the continental army across the street from the campus on the Cambridge Common. John Adams, Teddy Roosevelt, Franklin Roosevelt and Barack Obama are just some of the Presidents who earned Harvard degrees.   

 Many venues at the school are open to the public such as its top notch museums which include the Busch Reisinger with it’s large collection of German Expressionist art, the Fogg Art Museum, and the Harvard Museum of Natural History with its stunning collection of glass flowers.  The university also features public outreach events like those sponsored by the Harvard Smithsonian Center for Astrophysics which include Observatory Nights, the Kids Academy, Sci-Fi Movie Nights, and Star Parties.

 As you can imagine for the neighborhood around a school that attracts the best and the brightest, top quality book stores abound, starting with the Harvard Cooperative Society, known by locals as the Coop.  Restaurants cater to every taste from hole-in-the-wall snack joints that feed hungry students to high end luxury dining.

 Movie theaters show a variety of art house, foreign and first run fare.

 Harvard Square has a storied music history. Joan Baez first played in public at the Club 47 which is now Passim. Sanders Theater, on the campus has a range of performers. I caught Yo Yo Ma there. The House of Blues was founded in Harvard Square.

 The banks of the Charles River are great for strolling, especially in warmer months. More than once in winter, I’ve actually walked over the frozen Charles from Cambridge to Boston, although I don’t suggest this path as a matter of course. The bridges are more secure.

 Harvard Square is readily accessible transportation from Boston’s red line subway as well as an extensive bus network, a good thing because street parking and traffic are a challenge.

Since living in the Harvard Houses is a big part of the undergraduate experience, most Harvard college students live on campus. Apartments are available throughout the area. 55% of the locals rent.  Most pay between $1000 and $1250 a month. Many rentals are occupied by graduate students or employees of the university. The availability tends to ebb and flow with academic year. The best time to find an apartment in the area is mid summer, before the students arrive for the fall.  The housing stock tends to be old in relatively low lying apartment buildings. Homes are available for rent but are not that common. If you do get a place in the Harvard Square area and own a car, it’s a good idea to look for off street parking as a prime amenity.

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What it Means to Be a Lagging Indicator

Posted on December 10, 2010 by Paul M. J. Suchecki

 We’ve been told that the recession ended in June of 2009, but in December 2010 Christmas still seems bleak. Unemployment began the year at 9.7%. The most recent figures show it at 9.8%. This year’s Black Friday sales figures were up, but it still feels like a recession when it comes to looking for work, yet we’re told that we’re on the road to recovery.

Happy days are here again, or are they? How should you react to good economic news if your own situation is static or even worsening?

 Let’s look at what a recession is.  Generally is defined as a decline in Gross Domestic Product for two consecutive quarters. It’s a accompanied by a drop in real income, industrial activity and sales. Those figures have turned around.

Unemployment is still increasing, just not as fast. Business investment is still lagging. In November the consumer confidence index improved to 54.1, but to put it in perspective, in 1985 it was 100.

If you work for a government, your job situation is probably still bleak. The city of Los Angeles as one example, is hacking at its personnel costs by mandating unpaid furlough days for 21,000, laying off nearly a 1000 employees and pushing thousands into early retirement. States are similarly strapped. Unlike the federal government, they can’t print money.

 College are facing rough times. Harvard’s endowment dropped 27%,  MIT’s 21%. The University of California, once the best bargain in higher education in the US, is pushing for a 15% mid year fee increase, with another 15% rise next fall.

So what should you do to cope?  First, budget. No matter how much you earn, add up your realistic income, and look at your expenses. Out of every paycheck, no matter how small, save something for a rainy day. As we’ve seen recently, they’ve come more often than we’d like.

Then take a paring knife to those expenses. Do you really need to spend $50-100 a month on a cell phone? I recently went to a prepaid T mobile phone paying $30 for the phone and $100 for 1000 minutes. It has lasted me months. Conversely, do you really need the landline, or can you go all cell? Maybe a family plan makes more sense. Cable TV is in the same price range, yet with a digital converter box, you can now get more movies than ever before – over the air and for free.

Brown bagging sandwiches for lunch, and brewing your own coffee compared to Starbucks can save $50 a week. Carpooling can get you to work faster and save gas money. I’ve rediscovered the public library, a great source for new books and DVDs – for free. Free concerts and plays are still in fashion, from Boston’s Hatch Shell, to New York’s Central Park and the Santa Monica Pier.

A friend of mine was thrilled at the Emmy Awards when she was complimented by a TV personality who recognized her designer dress. She bought it at Ross, a discount clothing store.

 Insurance is gambling, the company is betting you won’t file a claim, you are getting protection. When is the last time you needed more than emergency coverage? Consider raising your deductible on your car and health insurance. Finally, when you go shopping pay with cash or a debit card instead of a credit card. You’ll shop more carefully and spend far less. Remember, if you carry a credit card balance, that sale item you can’t pass up will probably cost full price and more by the time you pay it off.

 The worst is behind us.  Stay optimistic, but plan strategically. We are in for a long recovery

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Second Mortgage Modification for Landlords in Owner Occupied Property

Posted on December 9, 2010 by Paul M. J. Suchecki

Much of Boston is filled with owner occupied homes, where one or more apartments are rented out. They range from two family houses like the Dorchester home where I grew up, to the six family apartment building of my mother and grandparents.

Back when property values kept zooming many of these owners got second mortgages, ideally for home improvements although some weren’t as restrained.

If you tried to modify your second mortgage and got turned down before, with low interest rates and the recent creep up of equity it’s time to try again.

Second mortgages can be problematic for owners. They were easy to get into when real eastate values were soaring, but now with much real estate still underwater they might not be backed by any equity. By some estimates, half of all at risk owners carry second mortgages, or a HELOC, Home Equity Lines of Credit. Almost always the interest rate on a second mortgage is greater than the first. Some primary lenders aren’t eager to modify the first mortgage if there is a second on the property.

With a first and second mortgage from the same lender any attempt at a loan modification should incorporate both loans into one.

If you have first and second loans from different lenders, attempt cash out refinancing to pay off both and start with a new home loan.

For those who qualify under the Make Home Affordable plan, try to get your second mortgage lender to reduce the interest rate. If you’re very lucky, you might get the second mortgage written off for a one time settlement from the feds for $1000.00

Otherwise, you’ll have to go through the same process in modifying your second mortgage that you would with your first. You might have been hanging on through the worst of the recession but are now tapped out. Don’t wait until you are delinquent. Contact your lender’s loss mitigation department as soon as you foresee a payback problem. Present evidence of financial hardship and show that a reduction in your loan terms will enable you to pay off the modified loan in a timely manner.

Sometimes the second mortgagor won’t move until your first mortgage is modified.

You might be able to settle the debt for less than is on the books, especially if you can secure the cash from another source and offer a buy out.

Occasionally, your second mortgage lender won’t be inclined to give at all. In most cases, any lien holder can force the sale of a property to pay off a debt if payments are late but in practice foreclosures are usually initiated by primary mortgagors, because proceeds from a foreclosure are used to first pay off property taxes, then the first lien. Rarely today is there enough left to pay off the second.

If you are severely underwater, you might be able to convince the second mortgagor to release the lien and turn the loan into an unsecured personal loan. If you can’t persuade your lender to take this path, mention that you’ve looked into filing Chapter 13 bankruptcy as a way to save your home. Under this scenario the court will rewrite the second home loan for you setting mandatory partial payback terms.

Use these facts as leverage in negotiating for a second mortgage loan modification.

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How to Determine if you’re Protected Against Disability Discrimination in Renting your Boston Apartment

Posted on December 8, 2010 by Paul M. J. Suchecki

Under the Fair Housing Act, 42 U.S.C. 3601 a tenant cannot be discriminated against for a disability by landlords, management companies or banks involved in making home loans if the effect of the action is to make housing unavailable to a tenant or buyer.

 It doesn’t mean that you have to be in a paraplegic to be considered disabled. It does apply to a person who (a) has a physical or mental impairment that substantially limits one or more major life activities, (b) has a record of being impaired, or (c) is regarded as being impaired.

Obviously if you qualify for disability payments through the Social Security administration you are on the protected list for housing discrimination. If you’re getting a social security disability check it is because your disability prevents you from working at a “substantial gainful activity.” Beneficiaries must have a disability sever enough that has lasted a year or is expected to last that long. These disabilities often continue indefinitely generating a need for supportive services. SS disability payment can also qualify if the impairment is expected to result in death.

The standards for housing discrimination are lower. People 16 years and older can qualify if they use a wheelchair, cane, crutches or a walker. They may have difficulty in seeing hearing, speaking or climbing stairs. They could be impaired in activities of daily life such as walking feeding and dressing oneself, getting in and out of bed and chair or using a toilet.

Mental disability can include people suffering from even mild dementia causing problems with going outside and finding one’s way, keeping track of one’s finances, preparing their own meals, doing basic housework, taking prescription medication in a timely manner or using a telephone.

Obviously tenants with developmental disability or those with Alzheimer’s Disease are protected.

Here are three other areas where you could be protected. Let’s say that you’re caring for a disabled person who lives with you like a mother with Alzheimer’s Disease. A landlord can’t discriminate against renting to both of you as long as you meet all the other criteria she has set for a tenancy.

If you have a record of being disabled, but are clear of it now, you could still be protected.

Finally if you are regarded as having a disability even if you don’t have one and are perfectly healthy you are likewise protected.  This is the broadest definition of  being disabled and has been used to successfully argue discrimination cases in jurisdictions where gay men, as one example have been excluded from housing not because they are gay, but because they might have AIDS even though they don’t. The regarded as category has also been used in job discrimination suits for people who have been injured and can handle the work at hand but were not thought to be able to master the assigned tasks.

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Getting Landlord Concessions

Posted on December 7, 2010 by Paul M. J. Suchecki

Renting a place is a business deal. Even though the landlord might seem to have the advantage, you have leverage too, especially if you’re a demonstrably good tenant, so don’t be shy about asking for concessions.

Landlords only give breaks during a slow market for their apartments. When I moved from Boston to New York to take a job, demand was so high that tenants had to pay a commission simply to get into an apartment. The reverse can be true as well.

In some neighborhoods tenants rent more at specific times of year. For example, rentals in Cambridge and around Boston University are so driven by students that looking for a place mid-semester, or over the summer is the best time to get a break on taking over a vacant apartment.

 In other areas, spring is the time when most tenants begin their leases. This is usually when homeowners shop for new dwellings as well, so do your research when you’ve settled on a neighborhood.

 Another great time to wring a concession from a landlord is after a major renovation that has required the wholesale emptying of a building, or right after a new complex opens. In both cases the landlord is on the hook for paying for the upgrade so he’s eager to generate cash flow to offset mortgage costs.

 What are the concessions that you can get? The most common is free rent. There are a lot of expenses attached to moving, so free rent is a popular incentive for cash challenged tenants. The amount of free rent often depends on the length of the lease. Since Boston does not have rent control, if you truly like a place it’s a good idea to lock it in for as long as you can, getting as many months of free rent as the landlord will concede to sweeten the deal for you.

Another concession is a smaller security deposit or waiving the month’s rent deposit. This is not that common, but possible with stellar references.

 Conversely, if your situation is fluid and you’re uncertain as to what the future will hold for you, by paying full rent you might be able to get a shorter lease term. If the landlord wants a longer term to his lease, ask her for the right to subleases. The landlord benefits from not worrying about a vacancy. You protect yourself if your job or family takes you elsewhere and you still retain control of your home.

 Some landlords have been known to offer a move in allowance that will help a tenant with the expenses involved in moving to a new home or apartment.

 Another common landlord concession to get additional improvements to the property past the ones already in place. These can include painting walls to a color you prefer, replacing wall to wall carpeting, getting new blinds or in the case of a furnished apartment new chairs, couches or lamps. It’s very difficult to get a landlord to upgrade to energy efficient appliances if the tenant pays the utility bills, but if  heat, gas and electricity included in the rent, point out that while you’re getting a new appliance, the landlord will ultimately be the one to reap the energy savings.

Some large apartment complexes tack a range of fees onto the rent. These can include parking, access to an on premises health club even laundry room access. Remember when you inspect your apartment that even though the manager might refer to ancillary costs as being standard, you lose nothing by trying to negotiate.

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How to Sublease in Boston

Posted on December 6, 2010 by Paul M. J. Suchecki

There are many advantages to subleasing. Boston is prime territory to do so. Why? Because Massachusetts does not have rent control, there is no financial incentive for tenants to hang onto apartments and illegally sublease them for market rates when they are paying far less. This is a situation that all too often happens in New York City.

Subleasing is a good idea if you want to move into an area before committing to it. Subleases are usually for short durations like a summer while the primary tenant is traveling. You can save big money compared to staying in a corporate housing complex, plus the apartment will have more character.

Subleasing is good for a tenant, because you don’t have to shell out for rent on a place you’re not using. Plus if you have plants or even pets, you can leave them in your subtenant’s care.

Subleases are for furnished apartments, perfect if you don’t have anything of your own.  You don’t have to go through the hassle of hooking up utilities either. Be sure to clarify what you can use or not. Most tenants will let you use their DVD players, stereos and wide screen TVs, but forget about relying on the apartment’s computer. Most tenants will secure personal data on a desktop computer and prevent you from logging on, so if you make a habit of subleasing it’s a good idea to get your own laptop with portable drive backup so you can readily take your machine to each new apartment.

For subtenants with poor credit subleasing is great, because most tenants don’t have the means to run a credit check. A savvy tenant will verify your employment and will call a previous landlord to see if you pay on time.

Subleasing can get the foot in the door for you at a desirable apartment complex. By being on the scene, you can readily nose around and be first in line when an apartment you like comes available. Don’t skip out early from your sublease to do so.  I’ve also seen incidents where the primary tenant simply decided to move out at the end of the sublease, leaving the place to the sub lessee.

If you’re the tenant, be sure to do as thorough a background check as you can on your sub lessee. It’s a good idea to search for a sub lessee through an organization in which you are affiliated like an alumni group. Set up clear guidelines as to what can be used and when the place should be cleaned. It will make your life a lot easier if you set the bills for phone, heat, and cable on auto pay through your bank and tack that onto what you charge your subtenant each month so that s/he only has a single bill to worry about. Leave enough self-addressed stamp envelopes with deposit slips for the tenant to pay rent. Either make the check deposits yourself, or have the subtenant send them to your bank or transfer funds directly to your account electronically. In this case, be sure to monitor the deposits though on line banking.

Get at least a full month’s deposit. Be sure you have enough money to cover the rent if your subtenant is late with his payment to you. You might be tempted to charge more than your lease, but you’ll incur both your subtenant’s and landlord’s animosity if they should find out.

Be sure to get permission from the landlord before subleasing. Remind the landlord that you’re assuming full responsibility for the bills and that he won’t have to worry about either a broken lease or a vacancy.

For the subtenant, it’s good idea to hand money over to the tenant only after you’ve met the landlord. That way you know whom to call for an emergency and you’ve verified that the tenant sought and obtained permission for a sublease. If you sublease without the owner’s permission, you are most likely violating the terms of the tenant’s lease. S/he (meaning you) could be readily evicted.

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Getting Section 8 Tenants

Posted on December 3, 2010 by Paul M. J. Suchecki

 If you’re looking to broaden your prospective tenant pool because you find yourself in a slow rental market it’s time to consider qualifying as a Section 8 landlord.

 Section 8 refers to a federally administered housing voucher program which offers housing assistance to low-income renters. The help comes in the form of rent subsidies. The term comes from the portion of the original law that created the program, the U.S. Housing and Community Development Act of 1974. To qualify, tenants much earn below 50% of the area’s median income.  Locally the program is administered by the Boston Housing Authority.

 Remember that your rental unit must meet all Massachusetts minimum standards for habitability. Any repairs you make to your building and unit have to be more than merely cosmetic, because there will be an inspection before your property is accepted into the program.

 Contact the BHA’s Section 8 office and let the people there know that you’re ready to rent through the program. You’ll have to complete a landlord package confirming that you own the property or have the right to rent it. You also need to show that the property is insured.

 You’ll have to complete a profile of your property, showing how it matches up with comparable housing. You should request a list of other apartments within a couple of miles of your place to make sure that you’re charging a fair market rate. Be sure to evaluate all features accurately including square footage, location and amenities.

 You’ll need to schedule an inspection to make sure that your property is as described and meets 105 Code of Massachusetts Regulations 410.000: State Sanitary Code Chapter II: Minimum Standards of Fitness for Human Habitation.

 To market to section 8 tenants, you can begin by having your property placed on the available list which goes out to qualified tenants.

 When you get a prospective tenant be sure to screen him diligently. Remember that housing discrimination is a crime, so you can’t reject a tenant arbitrarily on the basis of race, color, national origin, religion, sex, family status, or disability. Unlike some states, you are allowe more flexibility in your choice in Massachusetts if you’re renting within an owner occupied two family building, but you still can’t advertise your preferences.

Remember that you still you don’t want tenants who were previously evicted, those with a habit of late payments or tenants who have a history of using their apartments for illegal activity. BHA does some screeninb but don’t assume. It’s your place so the onus for getting a good tenant still falls on you. Don’t forget to call the previous landlords to see if they damaged previous apartments before leaving or if they broke their rental agreements or leases. Be sure to verify the income source. If you find a tenant with a bad credit score, look at it carefully. Be more forgiving of somebody who had good credit until the recession hit.

The big advantage to section 8 housing for a landlord is that you’ll be able to rent your place to tenants who couldn’t afford it otherwise and that the subsidy is federally guaranteed.

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Dealing with a Demanding Tenant

Posted on December 2, 2010 by Paul M. J. Suchecki

Between the deadbeats and dream tenants lies a renter that can drive you up a wall, if you let her get to you, the demanding tenant. Here’s how to handle one:

 When a demanding tenant first inspects a place, it will seem as if s/he’s looking to buy it. S/he’ll do more than check appliances for functionality, s/he’ll complain about the color. The demanding tenant will notice every discoloration in the rug, every spot in the tile grout. S/he’ll ask if the walls can be repainted a color like peach, because it will better set off her furniture.

 Don’t dismiss demanding tenants out of hand. Most are very good about consistently paying the rent on time.  The answer to most of the questions asked on the original tour should be “Yes, you can do it, if you put it back the way it was.” Let’s see how this works.

Tenant: “I’d actually prefer a stove and refrigerator in matching shades of avocado.”

You: “Feel free to replace them, as long as you put the original appliances back the way they were.” 

Easy, isn’t it? 

With a demanding tenant, when you draw up the lease or rental agreement, put every provision in writing. If you’re not going to mow the grass and expect the tenant to do so, add that clause to the lease. Anything that you leave off will be assumed to be your responsibility. Demanding tenants are not necessarily litigious, but they could be Remember a very important point about leases or rental agreements – because they are provided by landlords or their agents, they, and not the tenants, are responsible for any deficiencies in their terms.

When it comes to repairs, make sure that you draw the line between aesthetics and functionality. Repairing a toilet is a matter of functionality, replacing it with one that adds a bidet is a matter of aesthetics.  It is important with a demanding tenant that you make every repair affecting functionality in a prompt fashion, but make sure the tenant understands that the repairs you do are as far as your prepared to go.

As a landlord or building manager in the city of Los Angeles, you are required by law to post a phone number for tenants to contact you. My landlord uses his cell phone, but then I only call him during business hours. For a demanding tenant day or night calls don’t matter. It’s possible to order a line with a distinctive ring to piggy back on your phone. I use mine if I sell something through Craig’s list. When the phone rings with that ring, I know what to expect. When I’ve sold my piece, I don’t answer that number and the calls go directly to voice mail. You can do the same with your posted phone number, a step that will allow you to sleep through the night.

The other, simpler option is to let the demanding tenant know that any non-emergency calls made outside of business hours will be charged a fee of $25, enough to discourage picky phone conversations in the middle of the night. (Don’t forget to put that condition in writing.)

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Boston Snow Removal Law Change

Posted on December 1, 2010 by Paul M. J. Suchecki

Now that December has arrived, it’s time to thing about snow which will soon start to fall in Boston. In a stunning development that affects this winter’s accumation, in 2010 the Supreme Judicial Court of the Commonwealth of Massachusetts upended 125 years of legal precedent regarding clearing snow. As of this year, all Massachusetts property owners are legally responsible for the removal of snow and ice from their property. It is treated just like any other hazard.

It used to be that Massachusetts landlords could simply leave their walks untouched. As long as the walk was filled with natural accumulation, people crossing the property simply had to watch their step.

 The key change was the ruling in the case Papadopoulos v. Target Corp. The plaintiff, Emanuel Papadopoulos was hurt after slipping and falling on ice in the parking lot of the Liberty Tree Mall in Danvers, Massachusetts. He was injured in front of a Target department store. Papadopoulos filed suit in the Superior Court against
the defendants Target Corporation, and Weiss Landscaping Company, Inc., the contractor hired by Target to remove snow and ice from its parking area.

According to Justice Ralph Gants, it “is not reasonable for a property owner to leave snow or ice on a walkway where it is reasonable to expect that a hardy New England visitor would choose to risk crossing the snow or ice, rather than turn back or attempt an equally or more perilous walk around it.’’

This is a major change in the law and impacts all property owners, both commercial and residential throughout the state. Landlords now have to shovel both early and often to keep areas for public access clear. The ruling will enhance public safety, but could well lead to more liability lawsuits being filed against landlords. It will increase overhead through additional costs for snow removal as well as increase liability insurance for landlords. As a landlord, it is now vital to make sure that you have enough insurance in case something goes wrong. Injuries, and injury attorneys are expensive.

If you rent out a house, as a landlord you are still responsible for snow removal on the property. However you can add that chore to your lease as a condition of accepting the tenant. The last thing that both parties want is for the work to not get done when both the tenant and landlord assume that the other is responsible. With the change in the law, a landlord would have to hire a snow removal contractor to work on his property when the tenant does not perform adequately, because otherwise you run the risk of being sued by an accident victim. Unless tenant responsibilities for snow removal are clearly spelled out in a lease, it will be difficult to get reimbursed for hiring somebody else to shovel snow, and extremely hard to take a tenant to small claims court or evict him over this matter.

Remember a very important point about leases – because they are provided by landlords or their agents, they, and not the tenants, are responsible for any deficiencies in their terms.

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Dealing with a Difficult Boston Landlord

Posted on November 30, 2010 by Paul M. J. Suchecki

A bad  Boston landlord can make your life miserable, so the first step is to avoid moving into a place run by somebody who simply takes your rent but is unresponsive to your needs.

When you inspect an apartment, take nothing for granted. True, the utilities might not be hooked up, but let the water flow when you examine your place. Is there good water pressure?  Let it flow for a while to get past any discoloration. Does the hot water take a long time to come on? Look for water damage around doors and windows. If the windows are open, asked to have them closed and sniff deeply to see if you can smell mold or decay.

Remember that while a landlord is checking you out as a tenant, you should check out the landlord as well. In an apartment complex, knock on a few doors. Ask for an objective assessment of the landlord and the care s/he takes of the property. If you can, get into the place early so you can interview neighbors before putting down a deposit. 

Take a look around at the property. Is it well maintained? Ask to see more than your apartment. Tour the common areas and the basement take a look at the condition of the furnace and the water heater.  Is the floor clean or are there mouse droppings? Look at the wood trim or structure to see if it is honeycombed or if there are tiny pellets, signs of termites. 

Some landlords are hurting financially and no longer able to maintain a property the way it should be handled. You can look up the property with the Massachusetts Secretary of State here to see if there are any new liens on the place.  Contact the local Better Business Bureau to determine if any complaints have been filed. Ask how they have been resolved.

After you’ve moved , the first step in dealing with a difficult landlord is to be a good tenant. Uphold your end of the rental agreement. Get along with your neighbors. Don’t raise a ruckus. With the possible exception of health insurance, your rent should be your most important payment. Yes, it’s great to drive a sleek car, but in Boston you can always take the T. Your priority should be keeping a roof over your head and establishing yourself as a dependable income source to your landlord.

If you have a request, put things in terms of what will benefit the landlord. For example if you are going to be late with the rent due to unforeseen circumstances, call in advance. Give the landlord the time s/he can expect to be paid. Apologize and let the landlord know that you’re not assuming that s/he’ll go along with the delay, but remind him or her, that s/he’ll not lose any rent due to a vacancy. Don’t expect the landlord to react calmly. S/he probably has a mortgage to make, but explain that the situation was unavoidable and it won’t happen again. Then stick to your word. Either get a second job or a roommate to pay on time next month.

Another point of friction is a repair. I put my repair requests in with my rent check. I keep a copy with the date so I can print it out if needed to go to court. If you are requesting a second time, send a copy of the first as well. This time cite 105 Code of Massachusetts Regulations 410.000: State Sanitary Code Chapter II: Minimum Standards of Fitness for Human Habitation, reminding the landlord that this is a second notice and that the requested repairs must be made to these substantial defects that violate the code. Tell the landlord that you don’t want to request an official inspection, but that you’ll be forced to do so if the defects aren’t remedied. This second notice should be sent certified mail return receipt requested to let your landlord know that you are serious.

Fully understand your rights under Massachusetts law which demand that your place be habitable and up to code. We’ve published a guide to them here.  Here’a another good site, the HUD, to turn to for legal tenant help in Massachusetts ranging from discrimination issues to those that fall under the control of  consumer affairs.

Be prepared to go to court if need be. Make sure that you have your records and that you have your chronology and story straight. Dress your best even if the last time you wore business suit was at a funeral. Remember that your credibility depends to a large degree on how you’re perceived. Don’t get angry, just stay objective and don’t gloat if you win.

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