Read exactly what was emailed

In This Issue:

• Letter from the Executive Director
• How to Avoid Creating a "Tenant from Hell"
• $23,000 Settlement for Failure to Disclose, Address Lead
• Boston Globe Writes of "Shadow Campus," City Calls for 1,500 Inspections
• New Premium Content on MassLandlords.net
• Tips to Help your Tenant Reduce the Risk of Bedbugs
• Blog Articles You May Have Missed
• Subscribe to the State-Wide Forum
• Are You a "Tech" Landlord?
• Helpful Tip: 5 Things That Attract Tenants

Letter from the Executive Director

This month we took two exciting steps forward. Each of these will take some time to develop.

First, in Worcester, we piloted a new kind of programming, an interactive workshop. I'll tell you about it because we plan to take it on tour to a location near you.

With the room broken into tables, we all played prescribed and planned roles as landlords and tenants seeking to give or get a tour of an apartment. The workshop began with a review from two investigators at the Massachusetts Commission Against Discrimination. (We've linked to it below under "New Premium Content.") This review reminded us of the things we cannot discuss during tenant screening.

Following the MCAD review, each table pulled out a single page description of an apartment. Those of us playing tenant roles acted out a one-page description of a tenant, while the landlord asked questions to qualify them for a tour. The goal was to screen out unqualified tenants without being too cautious and without triggering discrimination claims.

We learned a lot and had a few laughs along the way. You can watch the video for a taste of it.

If you know a group of landlords who would enjoy going through the workshop, email us at info@masslandlords.net.

The second exciting event is still somewhat early to talk about, but it looks like a well organized group of landlords will be joining us on MassLandlords.net. This should increase participation in our confidential forum, which has only been running for a month or so. It will also materially increase our cohesiveness as a state-wide group. We're planning to place a map on the "join" page to help prospective members locate the right local group for them. And of course, wherever you are, every possible benefit will be made available online.

In the summer months many landlord groups slow down, but we'll still be working, especially planning for this year's state elections. Many of these elections will be contested. It's a great opportunity for us to get our issues discussed, if only we can get enough landlords to attend our debate. Please ask your residential real estate friends to subscribe to our free newsletter so that we can notify them about upcoming policy advocacy.

I'll look forward to updating you come July.

-Doug

Sincerely,
Doug Quattrochi
Executive Director
MassLandlords.net

How to Avoid Creating a "Tenant from Hell"

1. Screen, screen, screen.
2. Have a written rental agreement or lease.
3. Be strict, and stick to your rules. Talk with rule breakers cordially but right away.
4. Hire a property manager if you are non-confrontational.
5. Don't be afraid of eviction. This article will walk you through it.

$23,000 Settlement for Failure to Disclose, Address Lead

Back in February we saw Attorney General Martha Coakley issue a $12,500 fine to landlords in Watertown. Recently another business was fined $23,000 through a combination of tenant relief, mandatory deleading, and penalties.

The law is written in such a way as to catch you between two impossibilities: you cannot have children under the age of six living in an apartment with lead hazards, and you cannot tell families with such children to go away. You must delead. Sooner or later you will have heartburn over units that aren't deleaded. It's far better to make an economical plan in advance than to make a rushed plan at great cost with state penalties looming.

Take some small step forward to deal with any remaining lead today, and before long you'll be looking back thinking, "Gosh, I can't believe I finally got my delead certificates."

Boston Globe Writes of "Shadow Campus," City Calls for 1,500 Inspections

The morning of April 28th, 2013, two weeks before she was scheduled to graduate, Boston University student Binland Lee die in a fire in her rented apartment. The tragic event left many questions unanswered. On May 4 this year, the Boston Globe published a spotlight series called Shadow Campus, investigating unscrupulous landlords and lax enforcement of code violations.

The room in which Lee died. The building had electrical violations (which could have led to the fire) and only one means of egress.

As a result of the mounting pressure to do something, Boston Mayor Martin Walsh has stepped up enforcement of 105 CMR 410, the State Sanitary Code. 1,500 letters were sent out this week to the areas "worst" landlords.

If you know one of the landlords to receive a letter, please point them to someone who knows how to run a rental business. It is possible to make money with a safe building. Neglected buildings, on the other hand, harm not only the landlord's own financial future but also the industry in Massachusetts. And where neglect and misfortune intersect, tragedy strikes.

Tips to Help your Tenant Reduce the Risk of Bedbugs

• Don't take furniture off the street, especially not mattresses or upholstered items
• Keep your suitcase and bags zipped up and off the floor when staying at hotels or with friends
• Report bites or other strange sleep rashes promptly

It's always a good idea to share the Bedbug Warning Sheet with new tenants.

Blog Articles You May Have Missed

How to Spot a 1099 Contractor

You might be surprised by this true fact, that you should be collecting W-9's for all your contractors, including LLC's: MassLandlords.net/blog

Excerpt: But be careful! LLC’s are not necessarily corporations! For tax purposes, LLC’s can be treated as partnerships or corporations. You need to know which they are.

How to Advertise Apartments: A Guide to Landlord Advertising

Available at MassLandlords.net/blog.

Excerpt: Besides the massive traffic, there’s another reason why craigslist might make sense for you. They’re really solidly in favor of “the little guy.” In February 2014 they released a set of changes that effectively chopped away the powers of large realty and screening firms to create glossy looking brochure pages. That’s right. You can’t make fancy ads on craigslist anymore.

Subscribe to the State-Wide Forum

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Are You a "Tech" Landlord?

MassLandlords.net is delighted to partner with Buildium, property management software produced by a company headquartered in Boston.

MassLandlords.net members get a 15 day free trial of the software, and if they decide to join Buildium as a paid member, a portion of their Buildium subscription will go to support MassLandlords.net initiatives.

Helpful Tip: 5 Things That Attract Tenants

A. Wireless Internet

B. Washer/Dryer in Apartment

C. Parking

D. Easy Access to the Landlord

E. Knowledge of stores, schools, gyms, etc. close by

Upcoming Site Outage:

From 4am to 8am this Saturday, June 7, our member-only areas will be down for a site upgrade. Please plan to retrieve any needed forms outside these hours.

A Note About Legal, Tax, or Other Advice:

Although we strive to provide information that is accurate, MassLandlords.net is neither an attorney nor a tax professional. You should always seek the advice of a properly licensed and qualified attorney or tax professional before taking action as a result of anything you read here.