Outcomes for April 2020

Residential summary process: Outcomes Report This report examines cases filed at least one year before reading, for which outcomes were largely known. Search Period Start: 2020-04-01 Search Period End: 2020-04-30 Earliest Case: 2020-04-01 Latest Case: 2020-04-29 Total Cases: 336 Total Transfers: 7 -- High-level take-aways: Percentage of landlords for whom attorney is optional: 28.9% Of those, percentage pro se: 37.1% Most common cause: Non-payment Least stable municipality/neighborhood: Wendell Least stable with 10+ filings: Revere Least stable with 100+ filings: n/a Least stable county: Plymouth Cases per day: 11 Housing crisis baseline max cases per day (UCL): 130 Housing crisis baseline min cases per day (LCL): 44 The number of filings this period is statistically significantly below the pre-pandemic housing crisis baseline. -- Courts (n) Count Percent eastern 63 18.8% central 61 18.2% southeast 54 16.1% metro_south 46 13.7% northeast 41 12.2% chelsea district 31 9.2% western 28 8.3% barnstable district 3 0.9% somerville district 3 0.9% lynn district 2 0.6% bmc dorchester 1 0.3% peabody district 1 0.3% quincy district 1 0.3% springfield district 1 0.3% Party Type (n) Plaintiffs Defendants Corporate Entity 239 5 Natural Person 97 331 Total 336 336 (%) Plaintiffs Defendants Corporate Entity 71.1% 1.5% Natural Person 28.9% 98.5% Total 100.0% 100.0% Plaintiff Representation (n) Has Attorney Pro Se Total Required 230 9 239 Optional 61 36 97 Total 291 45 336 (%) Has Attorney Pro Se Total Required 68.5% 2.7% 71.1% Optional 18.2% 10.7% 28.9% Total 86.6% 13.4% 100.0% Defendant Representation Note: Limited Assistance Representation should be reflected here. Tenancy preservation or other social services may not be reflected. (n) Has Attorney Pro Se Total Required 0 5 5 Optional 32 299 331 Total 32 304 336 (%) Has Attorney Pro Se Total Required 0.0% 1.5% 1.5% Optional 9.5% 89.0% 98.5% Total 9.5% 90.5% 100.0% Number of Adults in Households Count Percent 0 4 1.2% 1 229 68.2% 2 82 24.4% 3 14 4.2% 4 6 1.8% 5 1 0.3% Total 336 100.0% Note: Households may appear with zero adults due to clerical delay entering known defendants, identity protection obscuring known defendants (e.g., 42 USC Sections 13701 through 1404 Violence Against Women Act), or no adult defendants (e.g., abandonment of minors). Initiating Action Count Percent Non-payment 176 52.4% Cause 109 32.4% No Fault 47 14.0% Foreclosure 4 1.2% Unknown/Other 0 0.0% Rate per 100,000 Municipality Residents Count Wendell 117 1 Gilbertville 86 1 Bondsville 53 1 Revere 52 27 Gardner 39 8 Sterling 38 3 West Yarmouth 37 2 Pocasset 34 1 Three Rivers 34 1 Ashland 30 5 Jefferson 28 1 Brockton 24 23 Raynham 22 3 Framingham 20 14 Chelsea 19 7 Fall River 19 17 Hadley 19 1 Bridgewater 18 5 Lakeville 18 2 Allston 17 5 Dorchester 17 16 Holyoke 17 7 New Bedford 14 14 Braintree 11 4 Stoughton 11 3 North Attleborough 10 3 Sturbridge 10 1 Tewksbury 10 3 Ware 10 1 Holbrook 9 1 Indian Orchard 9 1 Leominster 9 4 Lowell 9 10 Lunenburg 9 1 South Easton 9 1 Wareham 9 2 Jamaica Plain 8 3 Lynn 8 8 Middleborough 8 2 Rehoboth 8 1 South Yarmouth 8 1 Tyngsborough 8 1 Bedford 7 1 East Walpole 7 2 Fitchburg 7 3 Hyannis 7 1 Ipswich 7 1 Marlborough 7 3 Medford 7 4 Milford 7 2 Millbury 7 1 North Andover 7 2 Dorchester Center 6 6 Needham 6 2 Roxbury 6 4 Whitman 6 1 Worcester 6 12 Chicopee 5 3 Greenfield 5 1 Hyde Park 5 2 Marblehead 5 1 Peabody 5 3 Rockland 5 1 South Hadley 5 1 Southbridge 5 1 Methuen 4 2 Salem 4 2 Springfield 4 7 Stoneham 4 1 Agawam 3 1 Danvers 3 1 Falmouth 3 1 Franklin 3 1 Haverhill 3 2 Lawrence 3 3 Marshfield 3 1 Milton 3 1 Randolph 3 1 Roxbury Crossing 3 2 Saugus 3 1 Taunton 3 2 West Springfield 3 1 Arlington 2 1 Attleborough 2 1 Boston 2 14 Dartmouth 2 1 East Boston 2 1 Quincy 2 2 Somerville 2 2 South Boston 2 1 Brookline 1 1 Malden 1 1 Waltham 1 1 Weymouth 1 1 (not given) 0 3 Cambridge 0 1 span 0 1 Rate per 100,000 residents based on 2010 census. Municipalities do not appear if no evictions filed. Where neighborhoods are commonly recognized as municipalities, data appears under the neighborhood rather than the legal entity (e.g., "Roxbury" is separate from "Boston".) Where municipalities have alternate spellings (e.g., Marlboro for Marlborough), totals appear under the long form. Efforts are made to correct clerical errors in the court database, but clerical errors may appear. Rate per 100,000 County Renter Households Count Plymouth 85 37 Bristol 52 43 Suffolk 44 88 Worcester 34 38 Barnstable 31 6 Hampden 30 22 Essex 23 26 Norfolk 22 19 Middlesex 20 48 Franklin 18 2 Hampshire 16 3 Berkshire 0 0 Dukes 0 0 Nantucket 0 0 Rate per 100,000 renter households based on 2019 ACS. Counties appear even if no evictions filed. OUTCOMES Concluded cases are 'disposed'. Not all cases were disposed at time of reading. Cases are read approximately 18 months after filing. Court Record Reads This Report Reads Stipulation of Dismissal Dismissed Voluntary Dismissal Dismissed Dismissal Dismissed Agreement for Judgment Mediated Agreement Mediated Judgment by Default Defaulted Findings Heard Order Heard Disposed Heard (unrecognized) Other Dismissals: Stipulations of dismissal are not legally the same as voluntary dismissals, but both are treated here as scenarios in which either money has been paid or cause cured. Mediation: Agreements are not legally the same as agreements for judgment, but both are treated here as mediations in which a tenancy may be preserved; judgment or execution may enter thereafter, looked at separately. Tenancy preservation program is generally not visible, may influence either mediation or dismissal. Some disposed cases may have a judgment entered. Judgments may be for money only, money and possession, or possession only. Some judgments for possession may result in an execution. Dispositions Count Percentage Disposed 258 76.8% Ongoing/Error 78 23.2% Cases not yet disposed were either ongoing at time of reading or left open due to clerical error only. Note that agreements for judgment may not all be filed properly, and that mediations may be undercounted. By outcome, as a percent of disposed cases: Count Percentage Dismissed 165 64.0% Mediated 56 21.7% Heard 21 8.1% Defaulted 15 5.8% Other 1 0.4% Total 258 100.0% Outcome by reason: Dismissed Defaulted Mediated Heard Other Cause 25 7 17 3 1 Foreclosure 1 0 2 1 0 No Fault 23 2 12 5 0 Non-payment 116 6 25 12 0 Unknown/Other 0 0 0 0 0 Outcome by reason, as a percent of disposed cases: Dismissed Defaulted Mediated Heard Other Cause 9.7% 2.7% 6.6% 1.2% 0.4% Foreclosure 0.4% 0.0% 0.8% 0.4% 0.0% No Fault 8.9% 0.8% 4.7% 1.9% 0.0% Non-payment 45.0% 2.3% 9.7% 4.7% 0.0% Unknown/Other 0.0% 0.0% 0.0% 0.0% 0.0% Judgments The financial obligation of one party to another, net of counterclaims. Judgments recorded for the plaintiff may be lower than total eviction costs (e.g., moving and storage often not included). Judgments may not be ordered paid if the debtor receives any form of public assistance. Otherwise, judgments are enforceable any time in the 20 years after issuance. Judgments of small amounts typically reflect court filing fees rather than rent arrears. Mediated agreements for judgment are judgments; otherwise mediated agreements are not recorded. Count Percentage of Disposed Percentage of Filed Judgment entered 45 17.4% 13.4% No judgment entered 213 82.6% 63.4% Total 258 100.0% 76.8% Judgments by reason, as a percent of disposed cases: Count Percentage Min Max Average Std Dev Total Cause 15 5.8% 186 26,178 5,290 8,647 79,360 Foreclosure 2 0.8% 218 251 234 16 469 No fault 6 2.3% 3,686 36,610 13,936 11,161 83,617 Non-payment 22 8.5% 214 34,005 8,302 7,909 182,657 All 45 17.4% 186 36,610 7,691 9,049 346,105 Judgments by outcome, as a percent of disposed cases: Count Percentage Min Max Average Std dev Total Dismissed 1 0.4% 3,534 3,534 3,534 0 3,534 Defaulted 15 5.8% 191 17,561 6,127 5,849 91,914 Mediated 25 9.7% 186 36,610 9,177 10,622 229,438 Heard 4 1.6% 218 18,093 5,304 7,402 21,217 All 45 17.4% 186 36,610 7,691 9,049 346,105 By prevailing party, as a percent of disposed cases: Count Percentage of Judgments Percentage of Disposed Percentage of Filed defendant 0 0.0% 0.0% 0.0% plaintiff 0 0.0% 0.0% 0.0% unknown 0 0.0% 0.0% 0.0% Total 45 100.0% 17.4% 13.4% Judgments All Cases: Count: 45 Range: 186.000 - 36610.190; Mean: 7691.227; Median: 4255.460; Stddev: 9152.167 Percentiles: 90th: 18093.490; 95th: 26178.880; 99th: 36610.190 186.000 - 315.970: 13 ##################################################### 315.970 - 1542.656: 3 ############ 1542.656 - 2615.542: 2 ######## 2615.542 - 4434.116: 5 #################### 4434.116 - 7516.651: 5 #################### 7516.651 - 12741.640: 7 ############################# 12741.640 - 21598.148: 6 ######################## 21598.148 - 36610.190: 4 ################ Judgments By Reason Cause: Count: 15 Range: 186.000 - 26178.880; Mean: 5290.708; Median: 203.030; Stddev: 8951.350 Percentiles: 90th: 23024.520; 95th: 26178.880; 99th: 26178.880 186.000 - 305.517: 9 ##################################################### 305.517 - 1348.870: 1 ###### 1348.870 - 5943.699: 1 ###### 5943.699 - 9743.116: 1 ###### 9743.116 - 15970.844: 1 ###### 15970.844 - 26178.880: 2 ############ Foreclosure: Count: 2 Range: 218.220 - 251.250; Mean: 234.735; Median: 234.735; Stddev: 23.356 Percentiles: 90th: 251.250; 95th: 251.250; 99th: 251.250 218.220 - 221.318: 1 ##################################################### 221.318 - 251.250: 1 ##################################################### No Fault: Count: 6 Range: 3686.110 - 36610.190; Mean: 13936.277; Median: 10327.925; Stddev: 12226.613 Percentiles: 90th: 36610.190; 95th: 36610.190; 99th: 36610.190 3686.110 - 4637.514: 1 ##################################################### 4637.514 - 5834.414: 1 ##################################################### 5834.414 - 9234.432: 1 ##################################################### 9234.432 - 14615.478: 1 ##################################################### 14615.478 - 18387.043: 1 ##################################################### 18387.043 - 36610.190: 1 ##################################################### Non-payment: Count: 22 Range: 214.640 - 34005.740; Mean: 8302.612; Median: 5814.810; Stddev: 8095.996 Percentiles: 90th: 17267.820; 95th: 18093.490; 99th: 34005.740 214.640 - 356.695: 2 ##################### 356.695 - 1631.539: 2 ##################### 1631.539 - 2706.991: 2 ##################### 2706.991 - 4490.907: 3 ################################ 4490.907 - 7449.995: 3 ################################ 7449.995 - 12358.414: 5 ##################################################### 12358.414 - 20500.302: 4 ########################################## 20500.302 - 34005.740: 1 ########### Judgments By Outcome Defaulted: Count: 15 Range: 191.690 - 17561.280; Mean: 6127.613; Median: 4724.750; Stddev: 6054.672 Percentiles: 90th: 15931.170; 95th: 17561.280; 99th: 17561.280 191.690 - 301.574: 4 ##################################################### 301.574 - 1170.515: 1 ############# 1170.515 - 2887.632: 1 ############# 2887.632 - 4534.909: 1 ############# 4534.909 - 7121.567: 3 ######################################## 7121.567 - 11183.298: 2 ########################### 11183.298 - 17561.280: 3 ######################################## Mediated: Count: 25 Range: 186.000 - 36610.190; Mean: 9177.551; Median: 5219.260; Stddev: 10841.939 Percentiles: 90th: 26178.880; 95th: 34005.740; 99th: 36610.190 186.000 - 315.970: 8 ##################################################### 315.970 - 1542.656: 1 ####### 1542.656 - 2615.542: 1 ####### 2615.542 - 4434.116: 2 ############# 4434.116 - 7516.651: 2 ############# 7516.651 - 12741.640: 5 ################################# 12741.640 - 21598.148: 2 ############# 21598.148 - 36610.190: 4 ########################### Heard: Count: 4 Range: 218.220 - 18093.490; Mean: 5304.340; Median: 1452.825; Stddev: 8547.876 Percentiles: 90th: 18093.490; 95th: 18093.490; 99th: 18093.490 218.220 - 339.837: 1 ##################################################### 339.837 - 1279.993: 1 ##################################################### 1279.993 - 1990.651: 1 ##################################################### 1990.651 - 18093.490: 1 ##################################################### Executions A levy of execution is a forced (court ordered) move-out, what is commonly meant by "eviction". If an execution is requested but not issued, the court has denied the landlord's request. If an execution is issued but not levied, the renters have left on their own. If an execution is levied, the renters and their belongings were removed per the move-and-store laws. Possession of the housing was returned to the owner. It is not possible to know from court records whether belongings were stored in a licensed and bonded warehouse (renter has not yet obtained new housing) or delivered per the renter's instructions (renter has obtained new housing). The landlord customarily pays for the cost of moving and storage. Executions are considered levied if a return of service appears in the record. Executions for possession only must be returned to the court even if not actually served. Executions for money may be kept (not returned) for attempts to collect. Count Percentage of Judgments Percentage of Disposed Percentage of Filed Requested 50 111.1% 19.4% 14.9% Issued 37 82.2% 14.3% 11.0% Levied 6 13.3% 2.3% 1.8% Levied by reason: Count Percentage of Levied Percentage of Judgments Percentage of Disposed Percentage of Filed Cause 1 16.7% 2.2% 0.4% 0.3% Foreclosure 1 16.7% 2.2% 0.4% 0.3% No Fault 1 16.7% 2.2% 0.4% 0.3% Non-payment 3 50.0% 6.7% 1.2% 0.9% Unknown/Other 0 0.0% 0.0% 0.0% 0.0% All Reasons 6 100.0% 13.3% 2.3% 1.8% Read as X% of cases filed are levied for nonpayment, for example. Levied by outcome: Count Percentage of Levied Percentage of Judgments Percentage of Disposed Percentage of Filed Dismissed 1 16.7% 2.2% 0.4% 0.3% Defaulted 1 16.7% 2.2% 0.4% 0.3% Mediated 3 50.0% 6.7% 1.2% 0.9% Heard 1 16.7% 2.2% 0.4% 0.3% Other 0 0.0% 0.0% 0.0% 0.0% All Outcomes 6 100.0% 13.3% 2.3% 1.8% Read as X% of cases filed are levied following default, for example. Conditional probabilities: 'Given a case is about X, what are the odds of a forced move-out?' Levies Filings Percentage Chance Foreclosure 1 4 25.0% No Fault 1 47 2.1% Non-payment 3 176 1.7% Cause 1 109 0.9% Unknown/Other 0 0 0.0% Percentage chance is not intended to be summed across reasons. Conditional probabilities: 'Given a case ends with X, what are the odds of a forced move-out?' Levies Filings Percentage Chance Defaulted 1 15 6.7% Mediated 3 56 5.4% Heard 1 21 4.8% Dismissed 1 165 0.6% Other 0 1 0.0% Percentage chance is not intended to be summed across outcomes. Causality cannot be inferred from this data (e.g., did mediation prevent a levy? or was mediation avoided because one party assumed a levy was inevitable?). Court Duration for Disposed Cases (days) Nothing leading up to the filing of the summary process case is considered. Nothing following the summary process case is considered. Excludes grace period, notice period, and entry delays. Excludes execution and appeal period, if any. Actual eviction duration will be at least 40 days longer than indicated for a 30 day notice to quit and 10 day appeal period. Zero may indicate either 0 or no data, see histogram below. (days) Shortest Longest Average Std Dev Cause 0 541 100 136 Non-payment 0 442 57 98 No Fault 0 498 72 124 Foreclosure 0 400 166 187 Unknown/Other 0 0 0 0 All Reasons 0 541 70 114 (days) Shortest Longest Average Std Dev Dismissed 0 541 59 100 Defaulted 0 279 74 117 Mediated 0 474 97 132 Heard 0 498 80 149 Other 0 0 0 0 All Outcomes 0 541 70 114 All Cases: Count: 258 Range: 0.000 - 541.000; Mean: 70.705; Median: 8.000; Stddev: 114.165 Percentiles: 90th: 247.000; 95th: 307.000; 99th: 474.000 0.000 - 2.502: 40 ############################################### 2.502 - 5.132: 30 ################################### 5.132 - 9.738: 18 ##################### 9.738 - 17.803: 19 ###################### 17.803 - 31.924: 29 ################################## 31.924 - 56.652: 1 # 56.652 - 99.951: 15 ################## 99.951 - 175.769: 5 ###### 175.769 - 308.530: 45 ##################################################### 308.530 - 541.000: 12 ############## By Reason Cause: Count: 53 Range: 0.000 - 541.000; Mean: 100.472; Median: 20.000; Stddev: 136.389 Percentiles: 90th: 277.000; 95th: 369.000; 99th: 541.000 0.000 - 2.502: 7 ################################## 2.502 - 5.132: 5 ######################## 5.132 - 9.738: 1 ##### 9.738 - 17.803: 5 ######################## 17.803 - 31.924: 3 ############## 31.924 - 56.652: 1 ##### 56.652 - 99.951: 5 ######################## 99.951 - 175.769: 3 ############## 175.769 - 308.530: 11 ##################################################### 308.530 - 541.000: 4 ################### Non-payment: Count: 159 Range: 0.000 - 442.000; Mean: 57.874; Median: 8.000; Stddev: 98.459 Percentiles: 90th: 221.000; 95th: 282.000; 99th: 333.000 0.000 - 2.432: 23 ##################################################### 2.432 - 4.890: 18 ######################################### 4.890 - 9.107: 20 ############################################## 9.107 - 16.345: 14 ################################ 16.345 - 28.766: 15 ################################### 28.766 - 50.080: 4 ######### 50.080 - 86.658: 8 ################## 86.658 - 149.428: 1 ## 149.428 - 257.147: 22 ################################################### 257.147 - 442.000: 9 ##################### No Fault: Count: 42 Range: 0.000 - 498.000; Mean: 72.595; Median: 4.500; Stddev: 124.447 Percentiles: 90th: 274.000; 95th: 292.000; 99th: 498.000 0.000 - 2.473: 10 ##################################################### 2.473 - 5.032: 2 ########### 5.032 - 9.475: 2 ########### 9.475 - 30.591: 6 ################################ 30.591 - 94.275: 2 ########### 94.275 - 164.457: 1 ##### 164.457 - 286.338: 6 ################################ 286.338 - 498.000: 3 ################ Foreclosure: Count: 4 Range: 0.000 - 400.000; Mean: 166.500; Median: 133.000; Stddev: 187.712 Percentiles: 90th: 400.000; 95th: 400.000; 99th: 400.000 0.000 - 39.044: 1 ##################################################### 39.044 - 239.319: 1 ##################################################### 239.319 - 400.000: 1 ##################################################### By Outcome Dismissed: Count: 165 Range: 0.000 - 541.000; Mean: 59.115; Median: 10.000; Stddev: 100.308 Percentiles: 90th: 216.000; 95th: 259.000; 99th: 442.000 0.000 - 2.502: 23 ############################################### 2.502 - 5.132: 22 ############################################# 5.132 - 9.738: 11 ###################### 9.738 - 17.803: 16 ################################# 17.803 - 31.924: 26 ##################################################### 31.924 - 99.951: 13 ########################### 99.951 - 175.769: 2 #### 175.769 - 308.530: 25 ################################################### 308.530 - 541.000: 5 ########## Defaulted: Count: 15 Range: 0.000 - 279.000; Mean: 74.533; Median: 4.000; Stddev: 117.792 Percentiles: 90th: 277.000; 95th: 279.000; 99th: 279.000 0.000 - 2.278: 3 ######################################## 2.278 - 4.373: 2 ########################### 4.373 - 7.808: 1 ############# 7.808 - 22.664: 1 ############# 22.664 - 37.789: 1 ############# 37.789 - 279.000: 4 ##################################################### Mediated: Count: 56 Range: 0.000 - 474.000; Mean: 97.143; Median: 7.000; Stddev: 132.750 Percentiles: 90th: 307.000; 95th: 378.000; 99th: 474.000 0.000 - 2.456: 10 ##################################################### 2.456 - 4.973: 2 ########### 4.973 - 9.321: 2 ########### 9.321 - 16.836: 3 ################ 16.836 - 52.263: 2 ########### 52.263 - 91.044: 2 ########### 91.044 - 158.060: 3 ################ 158.060 - 273.870: 9 ################################################ 273.870 - 474.000: 8 ########################################## Heard: Count: 21 Range: 0.000 - 498.000; Mean: 80.857; Median: 3.000; Stddev: 149.391 Percentiles: 90th: 292.000; 95th: 331.000; 99th: 498.000 0.000 - 2.473: 4 ##################################################### 2.473 - 5.032: 4 ##################################################### 5.032 - 9.475: 4 ##################################################### 9.475 - 286.338: 2 ########################### 286.338 - 498.000: 3 ######################################## -- Data Sources (report errors to hello@masslandlords.net): County Data Households Percent Renters Barnstable 96,509 20.0% Berkshire 53,792 30.0% Bristol 220,528 37.3% Dukes 18,146 22.6% Essex 297,898 36.9% Franklin 30,927 34.1% Hampden 179,970 39.5% Hampshire 60,002 30.7% Middlesex 612,366 38.1% Nantucket 11,399 30.8% Norfolk 269,717 31.6% Plymouth 191,041 22.6% Suffolk 309,945 63.7% Worcester 316,162 35.2% County Households: 2019 ACS TableID S1101 County Households and Renters, Dukes and Nantucket: https://www.census.gov/quickfacts/dukescountymassachusetts County Households and Renters, Large Counties: https://data.census.gov/cedsci/table?q=S11&g=0400000US25.050000&d=ACS%201-Year%20Estimates%20Subject%20Tables&tid=ACSST1Y2019.S1101&hidePreview=true Dukes County Renters: https://www.census.gov/quickfacts/dukescountymassachusetts Nantucket County Renters: https://www.census.gov/quickfacts/nantucketcountymassachusetts -- Methodology Publicly available records at MassCourts.org are read fully manually at two intervals: 1.) For a filings report, once within approximately one week of filing; 2.) For an outcomes report, once again approximately 12 to 18 months after filing. Cases are searched by 'case type' = 'summary process', party type = 'plaintiff' within date ranges, typically weekly. MassCourts.org displays matches, not cases. X plaintiffs on a single case result in X separate matches. Cases are manually de-duplicated. Where the number of matches exceeds the number displayed (e.g., 'Displaying 100 of 257 total matches.'), date ranges are reduced until all cases may be viewed. If the date range cannot be reduced (i.e., is one day) but matches still exceed the display limit of 100, then two additional passes are taken. First, municipalities are filtered in stages. Second, to capture cases with no municipality entered, the search switches from 'case type' to 'case number', guessing the missing numbers assuming serialized entry. This method results in 'matches' reconciled to case counts. This effort costs more than 1 FTE. Summary spreadsheets are produced by copying exactly what is read. The spreadsheets are processed using proprietary software. Repeated analyses of local spreadsheets does not burden the MassCourts servers. The software is developed using best practices for revision control and regression testing. Limitations: Data are snapshots. As such, we cannot track individual cases over time or produce real-time reports. MassLandlords does not have access to court databases beyond what is published in human readable form at MassCourts.org. As of this report, MassLandlords staff were not considering information available to attorneys (e.g., the contents of notices, discovery, evidence, etc.) but not available to the general public. All data presented here are readily verifiable at MassCourts.org without special permission. Information is not independently verified outside of the court record. For instance, clerical errors in address, omissions of a defendant, etc. are not readily verifiable. As this process matures, reporting algorithms may change. Transfers are counted as new cases. Clerical differences between original case and transfer (e.g., middle initial included then dropped; defendant dropped on transfer; street address spelling changed) as well as the potential for indefinite circular transferring (e.g., foreclosure cases moving between housing, land, and/or superior courts) make it very difficult to programmatically identify continuing matters. -- When Citing This Work, Please Credit: MassLandlords, Inc. Available online at https://masslandlords.net/policy/eviction-data/.