By: State Senator Pavel Payano – July, 224
Photo: Angel Garcia
In a decisive move aimed at tackling Massachusetts’ ongoing housing crisis, the Massachusetts Senate has unanimously passed S.2834, also known as the Affordable Homes Act. This legislation marks a significant step forward in addressing housing affordability, availability, and equity across the state.
The Affordable Homes Act is a multifaceted initiative that combines $5.4 billion in funding with substantial policy reforms. Its primary objectives include the construction of new housing units, expedited rehabilitation of existing housing stock, reduction of development barriers, and promotion of affordable housing initiatives. These measures are designed to alleviate the pressures that have contributed to Massachusetts’ housing shortage and escalating costs.
Thanks to the support of Senate President Karen Spilka, Chair of Senate Ways and Means Michael Rodrigues, and Housing Chair Lidia Edwards for supporting one of the amendments that I successfully championed. Amendment #168 secured enhancements to Massachusetts’ Chapter 40R program. Initially enacted in 2004, Chapter 40R incentivizes municipalities to adopt smart growth zoning, encouraging compact residential and mixed-use development.
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The amendment, which passed with overwhelming support, includes substantial updates to the program’s financial incentives to better align with current economic realities and inflation. Specifically, it nearly doubles the one-time incentive payment and raises the bonus payment per new housing unit from $3,000 to $6,000.
40R has had successful implementations in Haverhill, where smart growth initiatives revitalized the central business district and repurposed mill spaces into housing units. Originally, these efforts resulted in significant 40R incentive payments, but inflation had diminished their impact over the years. With the passage of the amendment, Massachusetts aims to empower more municipalities to zone for affordable and dense housing, fostering vibrant communities statewide without requiring additional state funding.
Key Provisions of the Affordable Homes Act
The Affordable Homes Act addresses various aspects of the housing crisis through targeted investments and policy reforms:
1. Public Housing Rehabilitation: Allocates $2.2 billion for repairs and upgrades to state-aided public housing, ensuring safer and more sustainable living conditions for thousands of families. A portion of this funding, $150 million, is earmarked for energy-efficient upgrades to align with the state’s climate goals.
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2. Affordable Housing Initiatives: Includes $425 million for the Housing Stabilization and Investment Trust fund, supporting the preservation, construction, and rehabilitation of affordable rental units. An additional $800 million is allocated to the Affordable Housing Trust Fund to create and maintain housing for households earning up to 110% of the area median income.
3. Sustainable Building Practices: Dedicates $275 million to promote innovative and environmentally friendly housing construction methods, contributing to Massachusetts’ efforts to combat climate change.
4. Support for First-Time Homebuyers: Authorizes $200 million for the CommonWealth Builder program, aimed at increasing homeownership opportunities in gateway cities. This initiative not only fosters economic growth but also revitalizes urban areas.
5. Infrastructure Investment: Provides $375 million for HousingWorks, which supports essential infrastructure improvements necessary for new housing developments. This includes addressing water, sewer, and septic challenges, as well as incentivizing best practices in transit-oriented development communities.
6. Equity and Fairness: Introduces policy measures such as tenant protection from broker fees, the establishment of equity-focused housing offices, eviction record sealing for certain cases, and the promotion of Accessory Dwelling Units (ADUs) in residential zones. These initiatives aim to enhance housing stability, promote fairness in real estate transactions, and expand housing options.
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With separate versions of the Affordable Homes Act passed by both the Senate and the House of Representatives, the next step involves reconciling differences between the two branches before final enactment. The Act represents a substantial commitment by Massachusetts to address its housing challenges comprehensively and inclusively.
Please feel free to email me at pavel.payano@masenate.gov ◊
Seatbelt usage in Massachusetts increased in 2025 for the third consecutive year, “marking the state’s highest seat belt usage rate on record,” officials said in a release this week.
The annual Massachusetts Safety Belt Observational Study found belt usage rate of 85.53 percent among the state’s drivers last year, up from 84.36 percent in 2024 and 80 percent in 2023, according to the Healey-Driscoll administration.
The increase in seatbelt usage last year corresponded with a lower rate of fatal crashes, with 342 reported in the state in 2025 compared to 364 in 2024, said a statement from the state Executive Office of Public Safety and Security on Monday.
“We know that seat belts save lives, and it’s so important that seat belt usage continues to increase every year in Massachusetts,” said Governor Maura Healey, a Democrat, in the statement. “We’re grateful for the hard work of our partners in transportation, public safety and local governments to enhance safety on the roads for us all.”
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The governor’s words were echoed in the statement by her number two, Lieutenant Governor Kim Driscoll.
“Whether you’re a driver or passenger, one of the most important things you can do to protect your safety is to buckle your seat belt,” Driscoll said. “This study shows that we’ve made progress in increasing the safety of road users.”
The annual study is required by the National Highway Traffic Safety Administration, according to the statement, which said seat belt usage in Massachusetts has increased by more than 10 percent since 2015.
“Everyone has a role to play in keeping our roads safe, and wearing a seat belt is one of the simplest steps we can take to protect ourselves and the people we care about,” said Gina K. Kwon, the state’s public safety and security boss, in the release.
“When drivers and passengers buckle up every time, they help prevent serious injuries and make travel safer for families and communities across the Commonwealth,” Kwon said.
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Travis Andersen can be reached at travis.andersen@globe.com.
The long-awaited hydropower line delivering electricity from Québec to New England is expected to be running in January after years of hurdles and delays, the company Hydro Québec stated.
“We have been actively testing the line and the transformers for the past several weeks and are making good progress,” a spokesperson for Hydro Québec said, adding the teams were actively working on both sides of the U.S.-Canada border and “expect to be ready begin energy deliveries in January.”
The New England Clean Energy Connect (NECEC) transmission line, initiated nearly in 2017 under the Baker administration and under construction since 2021, is set to deliver 1,200 megawatts of hydropower from Québec to New England over 20 years, becoming one of the largest sources of baseload power in the region.
Avangrid, the company behind the NECEC, announced in November it had secured the final permit to get the power line running after years of regulatory and legal hurdles. The company estimated the line would be running by the end of 2025 at the time.
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The project to bring Canadian hydropower to the New England power grid, estimated to cost about $1 billion, is expected to provide Massachusetts with approximately 20% of it overall electricity.
The clean energy line will deliver about $3 billion in net benefits to Massachusetts residents paying for electricity, including “reducing in ratepayer bills by around $50 million each year,” state officials said.
“This transmission line will deliver affordable, stable power from our partners in Canada to our residents and businesses,” Gov. Maura Healey said in November. “More energy means lower costs. The NECEC line is a key part of our all-of-the-above approach to lowering energy costs and delivering the power our economy needs.”
On average, officials estimated, residents can expect to save $18 to $20 a year over the contract term.
Avangrid said the project will cut carbon emissions by 3.6 million metric tons a year, “the equivalent of removing 700,000 cars from the road.” The hydropower source is expected to be “key to energy reliability in the winter” as demand grows, state officials said, and evening energy prices effected by the volatility of natural gas.
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The line cleared a closing legal hurdle in January 2025 when the Massachusetts Department of Public Utilities agreed to a settlement with electric utility companies, the AG’s office, energy department and Central Maine Power approving project costs.
The clean energy project updates come weeks after the Trump administration dealt a blow to wind power projects across the U.S., including the Vineyard Wind farm off the coast of Nantucket delivering energy in New England.
New England Sports Network (NESN) on Monday announced that Boston Red Sox broadcast leaders Tom Caron and Dave O’Brien have been named 2025 Massachusetts Co-Sportscasters of the Year by the National Sports Media Association (NSMA).
Caron and O’Brien serve as the cornerstone voices of NESN’s Red Sox coverage, leading the network’s studio and game productions, respectively. Together, they anchor NESN’s comprehensive Red Sox broadcasts, delivering in-depth analysis, trusted storytelling and championship-caliber coverage to fans across New England.
“Tom and Dave represent the gold standard of sports broadcasting,” said David Wisnia, President & CEO of NESN. “Their credibility, storytelling, and deep connection to Red Sox fans elevate every broadcast. This recognition by NSMA is a well-deserved honor and a reflection of their impact on New England sports media.”
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This recognition continues NESN’s tradition of broadcast excellence, following Jack Edwards’ selection as the 2024 NSMA Massachusetts Sportscaster of the Year for his work as the play-by-play voice of the Boston Bruins.
Tom Caron joined NESN in 1995, recently celebrating 30 years with the network. For the past 24 seasons, he has been a central figure in NESN’s Red Sox coverage, serving as the network’s first baseball sideline reporter before becoming host of the Red Sox pregame and postgame shows during the club’s historic 2004 championship season. In addition to leading NESN’s Red Sox studio programming and hosting the “310 To Left” VODcast, Caron has served as studio host for Boston Bruins hockey and as play-by-play announcer for premier New England college hockey events, including the Beanpot Tournament and Hockey East Championship. A nine-time New England Emmy Award winner, Caron was inducted into the Maine Sports Hall of Fame in 2021 and is deeply involved in numerous charitable organizations throughout the region, including serving as Co-Chair of the Dana-Farber Cancer Institute’s Jimmy Fund.
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Dave O’Brien has served as NESN’s primary play-by-play voice of the Red Sox since 2016, following nine years with the Red Sox Radio Network. In addition to leading NESN’s game broadcasts, O’Brien is also the lead play-by-play announcer for college football and basketball on ESPN’s ACC Network. His career includes Major League Baseball postseason broadcasts, international World Series coverage, and play-by-play roles with the Florida Marlins, New York Mets, and Atlanta Braves. A Boston native, O’Brien is a recipient of multiple national and regional broadcasting honors and is widely respected as one of the sport’s premier voices.
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The National Sports Media Association annually recognizes excellence in sports media across the country, honoring broadcasters who demonstrate outstanding professionalism, longevity, and impact in their markets.
About NESN NESN is consistently one of the top-rated regional sports networks in the country with award-winning Red Sox and Bruins coverage, and recently named RSN of the Year by Cynopsis. NESN and NESN+ are delivered throughout the six-state New England region and are available anytime, anywhere, on any device on the NESN 360 app via direct subscription or TV authentication. The network is also distributed nationally as NESN National. NESN’s free ad-supported streaming (FAST) channel, NESN NATION, offers 35+ hours of weekly live and original programming, including exclusive sports content, interviews, and behind-the-scenes features, available on Samsung TV Plus, Prime Video, Roku, LG, Twitch, Plex, and TCLtv+. NESN.com is one of the country’s most visited sports websites with dedicated digital video production and always-on news coverage. NESN’s social responsibility program, NESN Connects, is proud to support and connect its employees with charitable organizations in the Greater Boston community. NESN also manages SportsNet Pittsburgh, home of the Pittsburgh Penguins and Pittsburgh Pirates for all regionally televised games in and around Pittsburgh, as well as other local sports content. NESN is owned by Fenway Sports Group (owners of the Boston Red Sox) and Delaware North (owners of the Boston Bruins).
