As you may recall, Mass Union has been working with the Executive Office of Housing and Livable Communities (EOHLC) on a Public Housing Notice (PHN) to clarify the tenant participation regulations found in 760 CMR 6.09. We’re thrilled to say that the notice has been published! Click here to read it in full.

The PHN contains six pages of detailed guidance for Housing Authorities regarding their interactions with LTOs, as well as two Attachments. We recommend you discuss it with your LTO board or community, and also print a copy and share it with your LHA (after the holidays!).

Among other things, the PHN affirms the independence of LTOs. It states, “Once residents democratically elect officers to represent them on matters that impact them, the organization should be treated as independent of the LHA and autonomous, not an extension of the LHA.” The notice also affirms important practices regarding Tenant Participation Funds. Funds must be allocated based on the number of units the LTO represents, not on a reimbursement basis. In addition, at the end of the year “the LHA may not request that the LTO return unspent funds.” The notice also affirms that funds may be used to support quality of life, for example for community gardens, wellness classes, computer labs and more.

Huge thanks to Ben Stone, Chris Devore and Bill Halfpenny at EOHLC for their work on this PHN and for EOHLC’s commitment to tenant participation in general.

Additional thanks to Annette Duke and Megan Harding from MLRI, to the many tenants who provided input, and to Donald Hamilton, chair of the Policy Committee, for his steadfast leadership. We did it! Now on to 2025!

Values

1. 1. 1. Tenant Power – Power should be with the people; the tenants. This is key to everything.
      2. Democracy – We help tenants elect LTO boards and the Mass Union board is elected by our affiliates. We use the Dot Exercise to make decisions and train members to do so as well. Democracy also means that tenants must have the opportunity to participate in the decision-making that impacts their lives at all levels – the Housing Authority, the state, and the nation.
      3. Radical Inclusion – ALL tenants are welcome and crucial for our network, regardless of race, ethnicity, ability, age, language, citizenship, religion, or anything else. We take steps to ensure that all are welcome and included.
      4. Transparency – We share information with our affiliates, such as our budgets and decision-making processes. Our member LTOs do the same.
      5. Fairness – Everyone plays by the same rules. We create the rules together and enact them fairly. We oppose a system where certain tenants get special treatment by their LHAs, by Mass Union itself, or in any other context.
      6. Impact – We want real-world results. Public housing needs to be fixed. We want to see tangible improvements to the quality of life in public housing.
      7. Dignity – In everything we do, we strive to be kind and compassionate with each other. We treat each other with dignity, especially when the rest of the world does not.
      8. Unity – Once we reach a group decision, it is respected by all and we speak with one voice. We don’t have to be best friends, but we understand that in order to win change, we need each other. Spaghetti Power!

Vision

We envision…

…a world without homelessness, racism or classism;
~ Where housing is a human right,
~ Where all housing is safe, sanitary and dignified,
~ And where all people participate in the decision-making that impacts their lives.
…a Massachusetts where public housing is fully funded,
~ And that enhances and enforces tenant rights and protections.
… public housing communities that are safe, inclusive, cohesive and beautiful,
~ Where all tenants are informed, empowered, heard, respected, and valued.

Mission Statement

The Mass Union of Public Housing Tenants is a nonprofit run by tenants for tenants. Our mission is to build power and voice for tenants so that we may effectively improve public housing in Massachusetts.

PDF VERION OF THE LETTER

IN BRIEF: WHY AND HOW STATE PUBLIC HOUSING CAN RECIEVE THE SAME FUNDING LEVELS AS FEDERAL PUBLIC HOUSING

Dear Governor Healey and Secretary Gorzkowicz,

The Massachusetts Union of Public Housing Tenants, a statewide organization run by and for public housing residents, would like to reiterate our appreciation for your support for public housing in the Affordable Homes Act and the FY25 budget. As you develop a proposed 2026 Fiscal Year budget, we urge you to capitalize on this momentum and continue to protect and preserve Massachusetts’ public assets, including its public housing portfolio, which provides a stable home for many of our Commonwealth’s most vulnerable seniors, veterans, families, persons with disabilities, immigrants and others. The waiting list for this housing is historically long and not likely to shrink. Now is the time to continue affirming your commitment to residents who need housing.

Mass Union asks that the Administration provide these three key investments in your FY26 budget proposal.

1. 1. Increase the Public Housing Operating Subsidy Line Item (7004-9005) to $153 million. As you know, funding levels for state public housing are far below those provided by the federal government. We know that we cannot reach parity with HUD’s current funding level in just one budget year, but we ask that state leaders do so within five years. Mass Union and our partners calculate that $40 million increases per year for five years would achieve this milestone. Mass Union, with MassNAHRO, CHAPA and GBIO, respectfully request that the Administration propose $153 million for the public housing operating subsidy in FY26. As tenants, the chronically underfunded operating subsidy has had huge impacts on our lives. We too often live with mold, rats, bedbugs, broken elevators, sewage problems and more. Our proposal to achieve funding parity with current HUD levels would allow us to live with dignity.
   2. Provide Technical Assistance for Tenants Facing Redevelopment in the amount of $350,000. Mass Union is very grateful that the Affordable Homes Act provides protections for tenants undergoing redevelopment with private partners. As you know, this is an increasingly common practice and these protections are crucial. However, without funding for organizers, lawyers, architects and others, the protections will only go so far. Redevelopment is incredibly complicated and meaningful tenant engagement in the process requires support from experts. A relatively modest investment at $350,000—less than the cost of building one unit of housing—can start to provide tenants with the funding needed to improve redevelopments across the state by ensuring that we have a meaningful say in decisions. We live in housing 24/7 and bring essential lived experience to the discussion. This input must not be sidelined or tokenized: we need a real, meaningful voice. To ensure that technical assistance is available to tenants, we urge that the Governor allocate $350,000 for a Technical Assistance Fund for Public Housing Residents and that Mass Union works with EOHLC to build and train technical assistance teams that can be deployed to residents around the state facing redevelopment.
   3. Ensure that the Access to Counsel Program in Evictions Is Permanent and Stable and Include $5 Million in the Proposed FY26 Budget (Line Item 0321-1800). Every week, Mass Union receives calls from tenants facing eviction. Some of these tenants are facing eviction because they are trying to make change in their community. Others are facing eviction for non-payment when the real issue is that their rent has been miscalculated. They go to court unrepresented and are up against housing authorities who have lawyers. They sign agreements that they don’t understand and that are unsustainable. Mass Union joins over 240 organizations in thanking you for including a dedicated line-item for an Access to Counsel program in your proposed FY25 budget. This was a game changer and resulted in $2.5 million to start a pilot program in the final FY25 budget. Now, it is critical to set Access to Counsel up for success and to set in motion a framework for a permanent, stable, and sustainable program. We urge you to return to that vision, remove the word “pilot” from the line item and propose a full 12-months of funding at $5 million so that legal services can sustain the capacity that it is building now.

Thank you again for your work to protect the Commonwealth’s public housing and the people living there. We hope you will continue to come to our communities and we look forward to working with your administration.

Thank you,

Dave Underhill
President, Mass Union
Tenant Leader, Fall River

Sarah Byrnes
Executive Director, Mass Union

Cc: Lieutenant Governor Kim Driscoll
Secretary Ed Augustus, Executive Office of Housing and Livable Communities
Kate Cook, Chief of Staff, Office of Governor Maura Healey
Juan Gallego, Assistant Deputy Chief of Staff, Lieutenant Governor Driscoll
Eric Shupin, Chief of Policy at Executive Office of Housing & Livable Communities
Christopher Marino, Assistant Secretary for Budget, Administration and Finance
Danielle Cerny, Chief of Staff, Administration and Finance

New Law Protects Public Housing Tenants in Massachusetts Facing Redevelopment

DOWNLOAD THIS AS A PDF

In August 2024, the Governor signed into law The Affordable Homes Act (also known as Housing Bond bill). Section 35 of the new law protects tenants during public housing redevelopment. [1] But the law is only one tool. It is important for tenants to have a tenant organization and be organized so they can have a strong voice during redevelopment.

Why is public housing facing redevelopment?
Redevelopment brings in money to pay for major repairs to buildings. It can help preserve the public housing. But no two projects are the same. Sometimes redevelopment happens through partnerships between a public housing authority and private entities. These private entities could be a non-profit, a for-profit, or a public housing authority affiliate. [2]

What if the redevelopment plan is to transfer the public housing to a private entity?
Under the new law, if the ownership of public housing is transferred to a private entity, existing tenants’ rights must also be transferred. But sometimes the funding sources and subsidy programs needed to pay for the redevelopment have different rules. These rules may require changes. If there are any changes to tenants’ existing rights, the housing authority or private entity must give tenants notice about the proposed changes and an opportunity to comment.

What rights are protected?
Existing rights that are protected include:

• • • rent rules
    • lease terms
    • grievance process
    • eviction rights
    • privacy rights
    • preference in hiring
    • resident rights to participate in how their housing operates

Federal and state tenants in some cases have different rights. What is important is to understand what tenants’ existing rights are.

Who is protected?
Tenants in state and federal public housing.

Will existing tenants have the right to return?
Yes. During redevelopment tenants often have to relocate and the housing authority must provide tenants with other housing. Under the new law, existing tenants have the right to return after redevelopment. A housing authority cannot just evict tenants. If relocation happens there will be a relocation and rehousing plan. Tenants must have input into this plan.

Are existing tenants rescreened before being able to come back?
No. Existing tenants cannot be rescreened or considered a new applicant.

Will there be 1-for-1 replacement of the public housing apartments?
Yes. There must be at least the same number of public housing units after redevelopment. These units must be permanently affordable and they must be “deeply affordable.” It is also important to protect the existing mix of bedroom sizes so that larger units for families are not lost in the redevelopment process.

What does “deeply affordable” mean?
“Deeply affordable” means that a tenant’s rent is set as a percentage of their income, usually between 27-32% of income. The rent can be adjusted if a tenant’s income changes. For example, if income goes down, so must the rent. Examples of deeply affordable housing programs include Public Housing, Project Based Section 8 Vouchers, and the Massachusetts Rental Voucher Program.

Can redevelopment result in more housing?
Yes. Sometimes redevelopment results in more housing, but the new housing may not have the same rents as public housing and should not be counted as part of the 1-for-1 replacement. [3]

Do tenants have a right to participate in the redevelopment process?
Yes. Tenants can be strong partners throughout redevelopment. The new law protects tenants’ right to participate from the beginning to the end of the process. The housing authority must give tenants an opportunity to comment on a proposed project. Tenant participation is critical to good redevelopment and building a healthy community.

Can tenants get help during redevelopment?
Under the new law, tenants can get technical assistance to help them give meaningful input. Technical assistance could include organizers, lawyers, relocation specialists, architects, financial advisors, or others. If you are facing redevelopment, ask the housing authority how it will provide tenants in your development with technical assistance. [4]

Questions? If you have questions about the new law or hear that your development may be facing redevelopment, contact the Mass. Union of Public Housing Tenants at (617) 825-9750.

REFERENCES

[1] Section 35 of Chapter 150 of the Acts of 2024 amends Mass. General Law, Section 34, Chapter 121B. Section 35 went into effect immediately on August 6, 2024, the date the law was signed.
[2] Sometimes, housing authorities create non-profits to help with redevelopment. Those non-profits are called “public housing authority affiliates.” A public housing authority affiliate can have similar people on the board. For example, the Cambridge Housing Authority (CHA) has an affiliate called the Cambridge Affordable Housing Corporation which owns housing and has a contract with the CHA to develop, manage and make major repairs.
[3] Often private owners use the Low Income Housing Tax Credit (LIHTC) program to raise money to redevelop housing by selling tax credits to investors. But unlike public housing or vouchers, rents in LIHTC units do not change if family income or size changes. LIHTC can, however, be layered on top of a deep affordable housing program in a way that allows rents to be adjusted if a tenant’s income changes.
[4] A developer could agree to make a percentage of their developer’s fee available for technical assistance for residents throughout the redevelopment process. While currently there is no dedicated state funding to provide tenants facing redevelopment with technical assistance, Mass Union plans to pursue this.

The following information will be submitted to our affiliates at our Fall 2024 Convention by Bylaws Committee Chairs Don Hamilton and Nicole Beckles and Mass Union Chair Dave Underhill.

October 19, 2024

Hello from Mass Union! Enclosed please see eleven (11) proposed changes to our bylaws. These changes are offered in the spirit of streamlining and improving Mass Union’s operations so that we can do more to serve you and the thousands of tenants we have not yet reached. We estimate that fewer than 10% of tenants are represented by a tenant organization, so there is a lot of room to grow! All tenants were invited to a webinar to discuss the proposals on September 5, and copies of the proposals were sent via snail mail to our affiliates and to our full mailing list via e-email. To supplement these proposals, Mass Union has developed new Mission, Vision and Values Statements (enclosed), as well as our 2024-2025 Goals and Program Plans (enclosed), as well as new Financial Controls. Thank you to everyone who has participated in this process so far, and we look forward to the democratic voting process.

Voting Instructions

1. 1. Voting will occur during the Fall 2024 Convention Luncheon plenary at approximately 1:45pm on October 19, 2024.
   2. Voting will not include discussion. To discuss the proposals and ask any questions you may have, please attend the morning workshop about the bylaws in the Charles Room.
   3. Per our current bylaws, each community (city or town) will have six votes.
   4. Each community will allocate their six votes for each of the eleven (11) proposed amendments.
   5. Communities may vote yes, no, or abstain.
   6. A majority of votes is needed to pass an amendment. (In the event of a tie, the amendment does not pass.)

Amendment Summaries

1. 1. Housecleaning/Simple Updates: Makes housekeeping updates.
   2. Purpose: Replaces the purpose with our updated mission.
   3. Dissolution: Clarifies how Mass Union’s assets would be distributed in the event of dissolution
   4. Financial: Adds accounting and auditing controls, which are powerful and comprehensive financial controls. Other financial procedures are covered in the new Financial Controls Policy adopted by the Board on September 23, 2024.
   5. Indemnification: Per legal advice, adds standard “indemnification” language so that board, staff and others associated with Mass Union will be reimbursed for legal expenses incurred in association with their role with Mass Union.
   6. Committees: Clarifies procedures for committees.
   7. Programming/Convention Requirement: Substitutes the requirement for two Conventions with one Annual Meeting. Note that Mass Union can and will still offer Conventions.
   8. Board Powers: Makes a variety of clarifications to the board role. Adds term limits, among other changes. Please note that this amendment: Does not change the size of the board or the cadence of elections – Directors will still be elected in odd-numbered years and Officers in even; Does not change the limitation that no more than two people can serve on the board from the same city/town; Does not change the length of board terms (two years).
   9. Board Vacancies: Provides a process for filling board vacancies. Provides that affiliates can nominate individuals to fill vacancies; the board will choose among the nominees by vote.
   10. Board Elections: Makes clarifications to the board election procedures, based on past experience and legal advice.
   11. Affiliate/Community Voting Power: Makes voting by affiliate, rather than community, and provides each affiliate with one vote.

Mass Union’s Values, Vision and Mission

Values

1. 1. 1. Tenant Power – Power should be with the people; the tenants. This is key to everything.
      2. Democracy – We help tenants elect LTO boards and the Mass Union board is elected by our affiliates. We use the Dot Exercise to make decisions and train members to do so as well. Democracy also means that tenants must have the opportunity to participate in the decision-making that impacts their lives at all levels – the Housing Authority, the state, and the nation.
      3. Radical Inclusion – ALL tenants are welcome and crucial for our network, regardless of race, ethnicity, ability, age, language, citizenship, religion, or anything else. We take steps to ensure that all are welcome and included.
      4. Transparency – We share information with our affiliates, such as our budgets and decision-making processes. Our member LTOs do the same.
      5. Fairness – Everyone plays by the same rules. We create the rules together and enact them fairly. We oppose a system where certain tenants get special treatment by their LHAs, by Mass Union itself, or in any other context.
      6. Impact – We want real-world results. Public housing needs to be fixed. We want to see tangible improvements to the quality of life in public housing.
      7. Dignity – In everything we do, we strive to be kind and compassionate with each other. We treat each other with dignity, especially when the rest of the world does not.
      8. Unity – Once we reach a group decision, it is respected by all and we speak with one voice. We don’t have to be best friends, but we understand that in order to win change, we need each other. Spaghetti Power!

Vision

We envision…

…a world without homelessness, racism or classism;
~ Where housing is a human right,
~ Where all housing is safe, sanitary and dignified,
~ And where all people participate in the decision-making that impacts their lives.
…a Massachusetts where public housing is fully funded,
~ And that enhances and enforces tenant rights and protections.
… public housing communities that are safe, inclusive, cohesive and beautiful,
~ Where all tenants are informed, empowered, heard, respected, and valued.

Mission Statement

The Mass Union of Public Housing Tenants is a nonprofit run by tenants for tenants. Our mission is to build power and voice for tenants so that we may effectively improve public housing in Massachusetts.

Mass Union’s 2024-2025 Goals and Program Plans

Goal 1: Win Change

1. 1. 1. Use the “Blueprint for Change” for Local Improvements: The Blueprint for Change was created by tenants for tenants so that Local Tenant Organizations can identify and fight for the changes they want. Whether you want a handicapped button on the front door, a new grievance policy, respectful treatment by staff, access to the community room, or anything else – this Blueprint will help you get it.
      2. Advance our Statewide Policy Agenda: Mass Union worked on nine priorities in the 2023-2024 legislative cycle, and we are proud to report significant progress in almost all of them. This fall we will adopt new priorities and advance them through our policy committee, which is made up of affiliates, board, staff, other tenants, and legal aid partners.
      3. Lobby Day Spring 2025! Lobby Day 2024 was a hit! One week after we were in the statehouse, the House released its bond bill with an additional $500 million allocated for public housing. Let’s go back in 2025 and see what we can accomplish this time!

Goal 2: Expand and Diversify our Network

Mass Union is building a network so that tenants can connect directly with each other for learning, support, and advocacy. No one knows this work better than you. With key leadership from our board and Network Leaders, we are providing training, technical assistance, regional roundtables, and more so that our affiliates can lead great LTOs and win the changes we need.

1. 1. Conventions: Mass Union loves Conventions! Whether or not they are required by the bylaws, we can and will still offer this crucial opportunity for in-person learning and connection. The tentative plan is a multi-day Fall 2025 Convention.
   2. Year-Round Trainings and Webinars: Mass Union is now offering many of the trainings that were once offered by the Mel King Institute. Don’t miss our Zoom or in-person trainings and webinars.
   3. Regional Roundtables: Each Network Leader offers at least one online Roundtable for tenants in their region per quarter. Make sure you are hooked up with your region!
   4. Radical Inclusion: In all things, Mass Union is committed to including everyone in our work, and we are committed to reaching those who are not yet part of our community, such as tenants who speak neither English nor Spanish.

Goal 3: Continue to Shore up our Organizational Foundation

In 2024 we received important advice from strategic consultants to continue shoring up our organizational foundation. This means expanding and diversifying our funding sources. It also means adopting updated mission, vision and values statements; updating our bylaws; and investing in board development. All this is underway and promises to bring our work to even greater levels of impact.

Read More

1. 1. Summary of Eleven (11) Proposed Bylaws Amendments
   2. PDF “redlined” version that shows the proposed changes in color
   3. Word “clean” version that has all the proposals incorporated

Friday, October 18

3:00 – Hotel Check-In Opens

3:00–5:00 – Registration

Saturday, October 19

8:00am – Registration Opens

9:00-10:45 – Hot Breakfast Buffet

11:00 – Welcome & Legislator Remarks

With distinguished guests Senator Adam Gomez and Representative Carlos González

11:40 – Workshops Round I

Local Tenant Organization Compliance and Officer Roles
Stonehaven Room

Spanish translation available | Traducción al español disponible

Join this workshop to learn about LTO compliance and the specific roles and responsibilities of officers such as President, Treasurer and Secretary. Sample documents such as “financial forms” and “minutes” will be shared. At the conclusion of the presentation, we will test your knowledge with a fun game of “Whose role is it anyway?

Presenters: Maria Fernandes-Dominique, Director of Leadership Development, Mass Union; Bret Perkins, Director, Mass Union.

Understanding Mass Union’s Proposed Bylaws Changes
Charles Room

During our luncheon plenary, Mass Union affiliates will vote on eleven proposed amendments to our bylaws. Join this workshop to review the proposals and ask any questions you may have. If we have time, we will also discuss our Goals and Program Plans for the next year. Join us to provide your input!

Presenters: Nicole Beckles, Director, Mass Union; Sarah Byrnes, Executive Director, Mass Union; Don Hamilton, Vice Chair, Mass Union.

Reasonable Accommodations 101
King George Suite

Spanish translation available | Traducción al español disponible

The Tenant Advocacy Project—also known as TAP—is a student practice group at Harvard Law School that represents current and prospective public housing tenants and Section 8 voucher recipients in administrative hearings and other disputes with their housing authority. We will discuss what a Reasonable Accommodation is, how to request a one, and what to expect after submitting a request. We will also spend time answering general questions about the process. The hope is that you leave the workshop confident and knowledgeable about approaching your housing authority to request any Reasonable Accommodation you might need.

Presenters: Sarah Berton & AJ Williamson, Harvard Law Students, Tenant Advocacy Project; Annette Duke, Attorney, Mass Law Reform.

1:00pm – Lunch Begins

1:30 – Luncheon Plenary

• • • Remarks from EOHLC Secretary Ed Augustus by recorded video
    • Committee Reports from the Policy, Membership, Personnel and Finance Committees
    • Voting on Proposed Bylaws Changes

2:30 – Workshops Round II

Race, Class and Belonging
Stonehaven Room

Spanish translation available | Traducción al español disponible

Public housing is beautifully diverse. Join this session to reflect and learn about the role race and class play in public housing and Local Tenant Organizations. We’ll focus on how to ensure that your tenant group is “radically inclusive” so that everyone feels like they belong, regardless of their race, language, religion, ethnicity, age, sexual orientation, (dis)ability, or any other factor.

Presenter: Tiana Lawrence, Trainer and Facilitator.

Advocacy 101
Charles Room

During this workshop, presenters will share best practices for engaging with legislators as well as demonstrate the power of storytelling in building and sustaining long term relationships with elected officials. In addition, we will discuss and identify opportunities to advocate for Mass Union’s 2025 policy agenda.

Presenters: Annette Duke, Attorney, Mass Law Reform.; Maria Fernandes-Dominique, Director of Leadership Development, Mass Union; Don Hamilton, Vice Chair, Mass Union; Renee Spencer, Resident Leader, Wellesley.

Working with the Local Housing Authority Board
King George Suite

The Local Housing Authority Board is a crucial body that provides oversight and direction for the Housing Authority. Tenants have a right to be heard at LHA board meetings. Join this workshop featuring two experienced Resident Board Members to talk about working with LHA boards, as well as the mechanics behind who sits on these important bodies. We’ll also cover tips for any tenant currently serving on an LHA board, or for those thinking of joining one.

Presenters: Sarah Byrnes, Executive Director, Mass Union; Veronica Miranda, Resident Board Member, Salem; Carol Roberts, Resident Board Member, Brockton, and Secretary, Mass Union.

3:45 – Raffles & Group Photo

4:00 – CLOSING