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 ◊
BOSTON (WHDH) – Just over one week after Massachusetts lawmakers announced a new, statewide initiative to combat wrong-way driving and improve roadway safety, law enforcement responded to another deadly wrong-way crash in Northboro Wednesday night.
With all of the recent tragedies, including the death of Massachusetts State Police trooper Kevin Trainor in Lynnfield last month, officials said they have pinpointed 100 locations to put on the priority list to make important safety changes as quickly as possible.
The $75-million detection and prevention program includes advanced detection technology, enhanced roadway signage, infrastructure improvements, and targeted safety upgrades across Massachusetts.
“They’ve been demonstrated to work in other places where they’ve been implemented, and even in Massachusetts the ones that are already in place, there is plenty of documented evidence showing people realizing they’re going the wrong way when those systems are activated,” said Mark Schieldrop of Triple A.
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In Barnstable, those changes have already been implemented along Route 6. State Representative Steven Xiarhos said the area can be tricky to navigate.
“Lots of moving parts, a college right down the road, and someone could make the wrong move when they’re confused, and that’s one of those interactions that could be confusing,” Xiarhos said.
Schieldrop said there are many reasons for wrong-way driving, but one stands out above the rest.
“When we look at the typical wrong-way driver who’s causing these crashes, by and large alcohol impairment is a factor in the vast majority of them,” Schieldrop said.
Xiarhos said the prorgam is worth every penny if it will save lives.
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“It’s frustrating when a horrible thing happens, you can’t turn back the clock,” he said. “So as an elected offical now, as a former police officer, let’s do everything we can to prevent this.”
The safety installations around the state will continue into 2027.
(Copyright (c) 2026 Sunbeam Television. All Rights Reserved. This material may not be published, broadcast, rewritten, or redistributed.)
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Gas prices dipped below $4 a gallon in Massachusetts Thursday for the first time in exactly two months.
According to AAA, the average price for a gallon of regular gas in Massachusetts is now $3.99, down from $4.02 on Wednesday.
That’s the first time the average fell below the $4 mark since April 25.
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The national average on Thursday was $3.92 a gallon, AAA said. That average was above $4 for nearly three months before it fell to $3.99 a week ago on June 18.
Gas prices rose sharply after the war between the U.S. and Iran started on February 28.
A spokesperson for GasBuddy, which also tracks fuel price data, said the national average has been dropping for six weeks as the “recent U.S.-Iran framework agreement has helped ease supply fears.”
The company said the national average should keep falling to $3.75 by July 4.
“Six weeks of declines sounds like good news, and in some ways it is, but the context matters,” Patrick De Haan, a petroleum expert at GasBuddy, said in a statement Thursday.
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“At roughly $3.75, this would be the second most expensive July 4 ever recorded, roughly 65 cents higher than last year and nearly $1 above where prices started in 2026. The U.S.-Iran agreement gives markets hope, but it’s being tested, and any breakdown in those talks could reverse the recent relief quickly. Drivers should use every tool available to find the lowest prices near them before filling up.”
A year ago at this time, the average price for a gallon of gas in Massachusetts was $3.10, according to AAA.
The all-time high in the state is $5.05 a gallon, set back in June 2022.
A Massachusetts man who allegedly looked to have sex with a 15-year-old girl and bring drugs and alcohol to the meet-up has been arrested during a crackdown on human trafficking amid the World Cup.
Richard Lallier, 34, of Rehoboth, is one of 13 individuals who face exploitation and trafficking charges stemming from an operation that the FBI Boston has partnered on with the Massachusetts State Police and Rhode Island State Police during the global soccer tournament, dubbed “Operation Red Card.”
“Participating agencies emphasized that while major international sporting events bring significant economic and cultural benefits to host communities,” the Rhode Island State Police said in a statement on Tuesday, “they may also create opportunities for traffickers and those who exploit vulnerable populations.”
“Law enforcement agencies throughout the region remain committed to proactive enforcement efforts designed to deter human trafficking, identify victims, and hold offenders accountable,” the State Police added.
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The Rhode Island State Police arrested six individuals, including Lallier, while the Massachusetts State Police apprehended seven suspects during a five-day operation between June 12 and 16.
The suspects arrested in Massachusetts range in age between 21 and 71, all of whom have been arraigned on state charges of sex for a fee with a child under 18, enticement of a child under 16, and attempted rape of a child.
In Rhode Island, Lallier, with a last known address in Rehoboth, is being held without bail on charges of attempted enticement, attempted interstate travel for sexual contact with a minor under 16 years old, and attempted transmission of obscene material to a minor.
Lindsay Laurie, a Rhode Island state trooper who went undercover to operate a Facebook profile that featured “age-regressed images” of herself, said in an affidavit that she informed Lallier via Messenger that he was speaking to a 15-year-old.
In response, Lallier, who went by the name of “Frank Land” on Facebook, allegedly said he was 34 years old before he asked for a “naughty video.”
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Lallier also allegedly “sent multiple videos of his penis” to the undercover profile.
Two days later, last Wednesday, Lallier messaged the undercover profile again, explaining that he wanted to find “snow,” a “code word for cocaine,” Laurie stated. Lallier said he would “bring weed and fireball” to a meetup.
Last Friday, after Lallier confirmed to the undercover profile that he arrived in Rhode Island’s Lincoln Woods State Park, authorities arrested him, according to Laurie’s affidavit.
Major international events, such as the World Cup, lead to “large-scale travel” and “increased demand for lodging,” creating “opportunities for criminal exploitation,” according to Michael Soper, the program director of Boston Hotel Watch, an intelligence network connecting hotels and law enforcement.
Soper pointed to the “rapid expansion of short-term rental platforms” in creating a “significant and evolving challenge” to prevent human trafficking since the accommodations often have “less oversight, fewer standardized security protocols, and limited participation in established reporting networks.”
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“As a result,” Soper said in a statement shared with the Herald, “illicit activity may occur outside the visibility of hospitality professionals and law enforcement partnerships, making the full scope of the problem difficult to measure.”