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

New Report from Mass Budget! Click to read:

How big are the investments in the Affordable Homes Act? A closer look at the 2024 housing bond bill

Notice From the Executive Office of Housing and Livable Communities:

We are writing to inform you that Tenant Satisfaction Surveys will be mailed to public housing tenants over the next several days. This is in compliance with Chapter 235 ‘An Act Relative to Local Housing Authorities,’ requiring the Executive Office of Housing & Livable Communities to conduct an annual survey of residents living in state-aided public housing. Surveys will be mailed to approximately 9,000 family and elderly households at 50 housing authorities.

If tenants have any questions or concerns about the surveys, please assure them that they are legitimate and are part of our ongoing efforts to learn their thoughts on a variety of issues related to housing authority governance, operations and physical conditions.

Thank you for your attention to this matter. Feel free to reach out to Joyce Taylor with any questions or comments about the tenant satisfaction survey. You can reach her at: joyce.m.taylor@mass.gov.

On October 19, 100 resident-leaders of the Mass Union of Public Housing Tenants will gather at the Springfield Sheraton for the Fall Conference for a day of networking and learning.

The regulations remind us that “cooperative working relationships enhance housing programs and benefit both LHAs and residents.” Educated tenants are an asset to any Housing Authority! To show our appreciation for your commitment to resident education, Mass Union and MassNAHRO will recognize participating Housing Authorities in the following ways.

Contact Mass Union at info@massunion.org or 617-825-9750.

Dear affiliates,

Hello from Mass Union! At our Convention on October 19, you will have the opportunity to vote on eleven (11) proposed changes to our bylaws. This information was sent to our affiliates in the snail mail. Contact us if you have not received your packet.

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! These proposed changes are designed to give us the stability and flexibility we need for growth. Please note:

• • Voting on these amendments will occur after lunch at the Convention on October 19 in Springfield. See our website or contact us for more information about attending the Convention.
  • Voting will not include discussion.
  • If you would like to discuss the proposals before voting, please attend the bylaws workshop we will hold at the Convention before lunch. You can also contact our staff or board any time!

What are bylaws? Bylaws are a “governance” document. They state our mission and spell out who is involved in Mass Union—i.e., our affiliates, board, and staff. They also spell out who has which “powers”—i.e., who can do what. As examples, the affiliates have the power to participate in committees and elect board members. Board members have the power to adopt policies and budgets and hire the Executive Director. The Executive Director has the power to hire other staff and run the day-to-day operations of the organization. This all flows from our mission statement, which is included in the bylaws. Together, we can accomplish our mission to build power and voice for tenants.

Because it requires a lot of work to change bylaws, they should not include too much detail. They should not make “programming” decisions about how we accomplish our mission. These decisions should be made in policies and planning documents, such as a Strategic Plan.

On September 5, we held a webinar with affiliates about these proposed changes. We got great feedback and want to thank all who attended. The main feedback was to develop policies to address the areas that would be taken out of the bylaws. We heard you! And as such we wish to draw your attention to the following policies and plans, some of which are included herein.

• • Mass Union’s Proposed Mission, Vision, Values, Goals and Plans
  • Mass Union’s Internal Financial Controls Policy – The board is working on a policy to address details previously covered in the bylaws. This will be up for a vote at the September board meeting. Please join our Finance Committee meeting on October 9 at 2pm over Zoom to hear a status update. Contact us for the Zoom link. Treasurer Sonia Andujar and Assistant Treasurer Danielle Connolly warmly welcome any affiliate to attend the Finance Committee meetings.

To make things as clear as possible, we are enclosing the following documents:

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

Once again, please contact us with any questions. To ensure an orderly voting process at the Convention, we are striving to address your questions as soon as possible. Our office phone is 617.825.9750 or you can email info@massunion.org. Thank you for your participation in Mass Union and we hope to see you at the Convention!

Sincerely,

Dave Underhill, Chair
Don Hamilton, Vice Chair and Co-Chair, Bylaws Committee
Nicole Beckles, Board Member and Co-Chair, Bylaws Committee
Sarah Byrnes, Executive Director

More Background

Mass Union received the following guidance from our strategic consultants as part of an organizational assessment conducted last fall.

Do you know someone who would make a good board member for your Local Housing Authority? Maybe it’s YOU! Below please see a list of communities where there is a vacancy in the State Appointee seat. If you live in one of these communities, you can apply for the vacant seat at this link.

Here is a quick cheat sheet about Local Housing Authority boards:

IN CITIES

The State Appointee is appointed by the governor

Four board members are appointed by the mayor, including at least one tenant


IN TOWNS

The State Appointee is appointed by the governor

A tenant member is appointed by the selectboard, using the process outlined in this Public Housing Notice

Three board members are elected in a town-wide election

In addition to filling the tenant seats, tenants can run for the board in a town-wide election or be appointed by the governor as the state appointee. There is no limit on how many tenants can serve on the board! Read on below for other updates and most importantly, be sure to enjoy these summer days.

State Appointee Vacancies
Local Housing Authority Boards

The following Local Housing Authorities have an opening for a “State Appointee” on their board. If you live in one of these places, you can apply to join the board! Click here to submit your application, and email info@massunion.org to let us know you have applied. Please also spread the word to others you know in these communities.

1) Amherst

2) Ashburnham

3) Avon

4) Belchertown

5) Brimfield

6) Brookfield

7) Duxbury

8) Franklin County Reg. Housing & Redevelopment II

9) Gardner

10) Great Barrington

11) Hampden

12) Hampshire County Regional

13) Hatfield

14) Holden

15) Holliston

16) Hopkinton

17) Hudson

18) Mattapoisett

19) Maynard

20) Milton

21) Montague

22) Northborough

23) North Brookfield

24) Pepperell

25) Randolph

26) Southbridge

27) Topsfield

28) Templeton

29) Wakefield

30) Ware

31) Wareham

32) Wellfleet

33) Westminster

34) Westwood

35) Williamstown

36) Yarmouth

This page is intended for Network Leaders to access resources specific to their work. However, many of these documents may be of use to residents and outside organizers. Feel free to take our Network Leader Quiz to learn more about LTO regulations in Massachusetts!

Network Leader Quiz

On June 7, 2024 new state regulations went into effect. These new regulations include the increase in Tenant Participation Funds from $6/unit/year to $25! That means that after June 7, you can request additional Tenant Participation Funds.

EOHLC has provided this information in Public Housing Notice 2024-07:

“Amended LTO funding is effective June 7, 2024. To receive an increase in funding, LTOs must submit a revised budget for LHA approval that reflects the increase in LTO funding authorized by the revision of 760 CMR 6.09(3)(c). Once an LTO budget is approved by the LHA, the LHA will then disburse the revised LTO funding. The LHA should account for the LTO increase in any budget revision. No action is required if the LTO’s budget would not increase based upon the new per occupied unit funding.”

For example, if your LTO represents 50 units:

• • You should have already received $500 in Tenant Participation Funds.
  • Your new Tenant Participation Funding amount is $1,250 (50 x 25).
  • With your community, create a new budget showing how you will spend the $1,250. See ideas here.
  • Submit the budget to your Housing Authority. Since you already received $500, you will now request $750 additional funds. USE THIS FORM.
  • If need be, show your Housing Authority PHN 2024-07.

Contact us if you encounter problems with this process.

RESOURCES

LTO Budget Template – Must be presented to your community, then the Housing Authority. Your Housing Authority cannot negotiate the amount down.

LTO Budget Template – Midyear Increase Request – Use this form to request funds between June 7, 2024 and the start of your next fiscal year. 

June 4: Good News! Bond Bill Updates

May 9: Mass Union Letter to Chair Michlewitz about the Affordable Homes Act (PDF)

April 19: Action Alert: Increase Funding for State Public Housing

March 5: Mass Union Letter to Chair Michlewitz about the FY25 State Budget (PDF)

January 26: New Public Housing Notice Gives Tenants More Voice

January 26: Mass Union and Legal Aid’s Comment on proposed changes to 760 CMR 6.00 (PDF)

January 25: Mass Union Statement on the Governor’s FY25 Budget Proposal

January 19: Mass Union Written Testimony on the Affordable Homes Act (PDF)

January 18: Watch Mass Union Testify at the Affordable Homes Act Hearing

January 15, 2024: 760 CMR Update

December 22, 2023: Policy Update: Good Things are Happening

December 1, 2023: Mass Union’s Letter to Governor Healey RE the FY25 Budget (PDF)

October 18, 2023: Mass Union Statement on the Affordable Homes Act