Boston.com Today
Sign up to receive the latest headlines in your inbox each morning.
Proposals for a “proper of first refusal” or “tenant alternative to buy” (TOPA) did not be handed out of the legislature on the finish of this 192nd legislative session. Individually, the Somerville Property House owners Coalition succeeded in nullifying a TOPA ordinance in Somerville as a part of broader litigation there.
TOPA is anathema to landlords and builders, however earlier than I clarify what it says, let me clarify the way it makes us really feel. By means of instance: In 2008 I purchased and moved right into a three-decker. I discovered quickly after that the kitchens have been sinking. A structural engineer mentioned, “the constructing has most cancers.” I lived on the second flooring of this Titanic, with renters above and beneath, saving and ready for the possibility to intestine and reframe it. When the time got here, I supplied the tenants short-term housing or relocation help. Ultimately, all of them left.
Enter Richard Giordano of the Fenway Group Improvement Corp., a number one member of the coalition behind the latest TOPA invoice, who wrote to me in 2021: “What we try to forestall [with TOPA] is … the place investor vultures transfer in to purchase misery [sic] multifamily buildings and … displace tenants.” Had Richard known as me a vulture to my face? Let’s settle for the label in the interim. Now that you simply perceive the acrimony on this debate, let me present you the proposal.
A Route for CDC Aggrandizement
The idea behind TOPA is to forestall displacement by giving renters an opportunity to turn into homeowners. When an proprietor is able to promote an occupied rental property, the proprietor could be legally required to inform the renters, look ahead to them to acquire financing, and promote to them at a good market value. The renters-turned-owners then reside fortunately ever after. Present proposals for TOPA in Massachusetts require sellers to attend as much as 220 days to shut.
Washington, D.C. has had TOPA for many years. They’ve repealed it partly. The REALTOR Affiliation of DC advised the area’s NBC affiliate that no renter has ever purchased a property below TOPA. Slightly than wait months for renters to purchase the property, homeowners in D.C. have paid renters to assign their rights again. This has amounted to a type of legalized extortion, the place homeowners pay to regain the best to promote. So, who desires this?
TOPA proposals in Massachusetts have been shepherded (or pushed like cattle) by the group improvement firms, and specifically the Massachusetts Affiliation of Group Improvement Firms, which lists TOPA as a statewide coverage precedence. The CDCs are partly nonprofit landlords. They’re funded by state cash and pay no actual property tax. You’d assume they’d be capable of compete! However no, public financing is loopy sluggish, as in, it takes 220 days to shut. So, the CDCs can’t compete in a 30 days-to-close market.
Enter TOPA. Simply as the CDCs govern the Massachusetts Progress Capital Company and a few of the funding streams to which they apply, now they’d management the true property they search to purchase. A outstanding function of all Massachusetts TOPA proposals is the power for renters to present their proper to a CDC, even when they’ll’t promote it outright below the present invoice. So, renters with out the cash or the inclination to turn into their very own landlord can now turn into unwitting pawns in CDC aggrandizement.
TOPA Overturned in Somerville
TOPA can’t move as stand-alone laws, owing to what would rightly be an apoplectic demonstration by native builders, closing attorneys and brokers. So, it retains getting added as one of many 800 amendments to the financial improvement payments. These payments are usually certain bets.
Final session, in December 2020, the invoice handed however Gov. Charlie Baker line-item-vetoed TOPA. This session, the identical trick was used, however this time the entire financial improvement invoice faceplanted as a result of debacle involving an obscure 1986 tax legislation. It’s arduous not really feel a way of schadenfreude.
Advocates for TOPA have zeroed in on Somerville because the likeliest beachhead, so a few of these proposals would enact TOPA in Somerville solely.
Individually from what’s taking place on the State Home, Somerville’s try to create its personal TOPA has been declared illegal. In a partial win for the brand new Somerville Property House owners Coalition July 26, who’re suing Somerville over the condominium conversion ordinance, Decide Camille Sarouf wrote, “Somerville’s proper of first refusal to buy models to keep up as inexpensive housing was not ‘conferred on the town by obligatory implication.’” In different phrases, for the reason that proper was by no means explicitly granted, the town lacks the authority to create TOPA for itself.
The answer to collapsing buildings is intestine renovation. Adore it or hate it, we want the true property market to do that as a result of there aren’t sufficient CDC {dollars}. So, what of the residents displaced? Quick-term, we want rental help, and we want that security web to work for everybody. Lengthy-term, we want zoning reform and a ton extra housing.
All of this doesn’t spell the top for TOPA. But it surely does preserve TOPA at bay for a time. And it does make a drained vulture smile.
Doug Quattrochi is govt director of MassLandlords Inc.
A new report says the Massachusetts Department of Children and Families mismanaged mental health care for children.
State Auditor Diana DiZoglio said her report found that DCF did not always obtain or renew court approval before children under its care were given antipsychotic medications. It also found the agency did not always document or update medications listed in children’s medical passports. And nearly all of the cases examined by the audit had information missing from their files.
DiZoglio said this shows procedures need to change.
“There are young lives attached to each of these case files and proper documentation can make all of the difference when it comes to a child’s protection,” she told NBC10 Boston Friday.
In a statement, a representative for the department said it appreciated DiZoglio’s “attention to the safety and health of children in foster care” and that it was working on addressing the documentation gaps her report identified.
“We also recognize the importance of consistently updating current medical information in the child’s electronic case record and are exploring adjustments to policy and practice,” the statement said. “Since the audit period ended in June 2021, DCF gained access to monthly MassHealth Pharmacy claims data, which is used to create electronic medication records and, any time prescribers recommend anti-psychotics for a child, DCF conducts a medical review to assesses the appropriateness of the medication.”
Politics
Donald Trump is on his way back to the White House following his decisive win Tuesday, and his sweeping campaign promises could yield some big impacts in Massachusetts.
For one thing, there’s no love lost between Trump and Gov. Maura Healey, who took the first Trump administration to court 96 times during her tenure as state attorney general (and won in 77% of those cases, per The Boston Globe). Likewise, current Attorney General Andrea Campbell said her office is ready to pounce.
Trump’s vows to overhaul education and reshape health care hit home for Massachusetts, which prides itself on being a national leader in both sectors. His mass deportation plans could devastate some communities in the Bay State, where 18.1% of residents were born in another country.
Here’s a (non-exhaustive) roundup of five areas where Trump’s policies could impact Massachusetts.
Trump has promised to “carry out the largest deportation operation in American history.” His hardline approach focuses largely on the U.S.-Mexico border, with vows to strengthen U.S. Immigration and Customs Enforcement and increase penalties for illegal border crossings and overstayed visas. And that could have serious impacts in Massachusetts, which had about 325,000 unauthorized immigrants as of 2022, per Pew Research Center data.
The ongoing migrant crisis has become a hot-button issue in Massachusetts in recent years, with frequent battles over shelters and other forms of state aid. Immigration policies were also a key issue in the lawsuits Healey filed or joined against the federal government as AG.
Trump is likely to face more legal challenges this time around, and the Massachusetts Immigrant and Refugee Advocacy Coalition has vowed to “fight against xenophobic policies and rhetoric.”
“Policies such as carrying out mass deportations, revoking humanitarian parole programs, and ending Temporary Protected Status are unjust and un-American,” Executive Director Elizabeth Sweet said in a statement Wednesday. “MIRA will not stand by quietly while our immigrant communities are under attack. We will tirelessly work to protect our immigrant population, and their right to due process here in Massachusetts and across the country.”
Also prepared is Boston-based Lawyers for Civil Rights, which filed a class action lawsuit against Florida Gov. Ron DeSantis and others on behalf of a group of migrants flown to Martha’s Vineyard in 2022.
“At Lawyers for Civil Rights, we have been down this road before,” LCR Executive Director Iván Espinoza-Madrigal said in a statement. “Time after time, we have filed lawsuits against the Trump Administration — as we would against any official, blue or red, who tramples on the Constitution.”
The MBTA has benefitted substantially from federal funding during President Joe Biden’s time in office, and General Manager Phil Eng has said he will seek federal grants and assistance as the T tries to stave off a “fiscal cliff” projected for next year.
Yet the Bipartisan Infrastructure Law, which has provided millions of dollars in funding for the MBTA and Massachusetts transportation projects, expires in 2026. The law’s future beyond then isn’t clear, and Project 2025 — a possible blueprint for Trump’s second term written by his allies — proposes further attacks on federal transit funding.
According to the Center for American Progress, a liberal-leaning public policy research organization, Project 2025 would defund transit maintenance and increase costs for commuters in part by eliminating critical Federal Transit Administration funding. The MBTA sorely needs those funds; last year, the agency said it would cost about $24.5 billion to bring the T’s infrastructure into a state of good repair, thanks to years of underinvestment.
Trump has long taken aim at the Affordable Care Act, colloquially known as Obamacare, and in September’s presidential debate said his team is “looking at different plans” to possibly replace it. If he gets his way with proposed health care policy changes, that could mean higher costs for Americans, including some in Massachusetts.
Speaking to The Boston Globe, Massachusetts Nurses Association Executive Director Julie Pinkham also raised concerns that a growing crisis in the state’s health care system could fester or worsen under Trump’s second term. She also pointed out that the health care workforce here has long been overburdened and needs higher federal reimbursements for insurance programs for many patients, according to the Globe.
“From the standpoint of people delivering care, this isn’t good,” Pinkham told the newspaper. She also reportedly expressed fear the new administration could jeopardize the state’s health reforms and ability to treat low-income patients.
Trump has hinted that Robert F. Kennedy Jr., a vaccine critic who holds no medical or public health degrees, could have a “big role” in his second administration. RFK Jr. has said “entire departments” of the Food and Drug Administration “have to go,” and his comments have stoked fear and uncertainty among public health experts and the pharmaceutical and biotech industries, which have a large footprint in Greater Boston.
Experts have also warned that Trump’s second term will likely mean more threats to reproductive rights. Abortion remains legal and protected by state law in Massachusetts, and Healey has taken steps to stockpile the abortion medication mifepristone amid federal turmoil. But experts told the Globe some New England abortion providers are likely to lose significant federal funding under the new Trump administration and may need state leaders to cover the shortfall.
Lora Pellegrini, president of the Massachusetts Women’s Political Caucus, told GBH Trump’s election stokes other fears concerning reproductive care.
“We could see a complete federal ban on abortion, contraception, IVF that would impact all the states, including Massachusetts, so that’s pretty shocking and I’m not sure everyone fully understands that,” Pellegrini told the news outlet.
Trump also made attacks on transgender Americans central to his campaign, often targeting gender-affirming care.
Trump has threatened to issue an executive order targeting offshore wind development, a cornerstone of Massachusetts’s clean energy and climate goals.
“He’s going to shut down offshore wind,” Healey said in August, according to CommonWealth. “He’s going to shut down all clean energy technology. He’s going to shut down the move toward renewables. And if that were to happen, we would end up with a sicker, less healthy population. The consequences on our economy would be devastating.”
Trump’s election raises concerns about the state’s likely loss in federal support for clean energy, a sector that contributed more than $14 billion to Massachusetts’s gross state product in 2022, according to the Massachusetts Clean Energy Center. In fact, Trump has vowed to increase U.S. production of fossil fuels, and the Republican platform includes a promise to “DRILL, BABY, DRILL.”
Trump has said he wants to close the federal Department of Education and give more control to individual states, though he wouldn’t be able to do so unilaterally. One of his core campaign promises is to “cut federal funding for any school pushing critical race theory, radical gender ideology, and other inappropriate racial, sexual, or political content on our children,” potentially teeing up a battle with more liberal-leaning states like Massachusetts.
Trump’s election will likely impact the state’s robust higher education sector, too, given his plan to “reclaim” universities from “Marxist maniacs.” According to the Globe, Trump and his allies propose replacing universities’ existing oversight agencies with new ones that would defend “the American tradition and Western civilization,” and they’ve hinted at plans to target campus diversity initiatives. A second Trump term also spells some uncertainty for Massachusetts student loan borrowers.
But there’s a chance Massachusetts won’t feel the educational impacts quite as deeply as some other states, John Baick, a history professor at Western New England University, suggested in comments to MassLive last month.
“The basic reality is that we’re going to be a pro-education state. And to put it rather bluntly, it’s similar to the idea of reproductive rights and a woman’s right to choose,” Baick told the news outlet. “What happens in Washington, D.C. may affect the country pretty dramatically, in some states pretty dramatically, but Massachusetts will basically be okay.”
Sign up to receive the latest headlines in your inbox each morning.
Schools are closed in two Massachusetts cities on Friday as teachers go on strike. Teachers in Beverly and Gloucester plan to picket as they continue to negotiate a new contract.
Well, they’ve been in negotiations without a contract since February – and have reached an impasse.
So instead of being in the classrooms today, teachers will be picketing outside these schools.
In Gloucester, they’re looking for an 18-25% raise over the course of a new contract, and up to 52 days of paid parental leave, among other issues.
But Gloucester’s mayor says the city is facing up to a $7 million budget shortfall, and it’s impossible to give teachers everything they’re asking for.
Meanwhile in Beverly, teachers say they’re underpaid, schools are understaffed, classrooms are overflowing, and teachers are burned out and heading to other districts.
The Department of Labor Relations is now involved, and so negotiations will be through a mediator going forward.
“None of us wants to do this, but at this point we have no choice,” said Julia Brotherton, of the Beverly Teachers Association. “Beverly schools are in crisis. Critical paraprofessional positions regularly go unfilled because the city pays only poverty wages.”
The Beverly School Committee said in a statement, “We want to make it clear that the School Committee does not condone the illegal actions of the Beverly Teachers Association…We understand that this is a severe disruption to the lives of our students and families…”
Meanwhile, Gloucester has a playoff football game Friday night that could be in jeopardy and might not happen due to the strike. We should find out later in the day whether that will happen.
Carol Lombardini, studio negotiator during Hollywood strikes, to step down
Just Walking Can Help You Lose Weight: Try These Simple Fat-Burning Tips!
Hall of Fame won't get Freddie Freeman's grand slam ball, but Dodgers donate World Series memorabilia
Yankees’ Gerrit Cole opts out of contract, per source: How New York could prevent him from testing free agency
Try This Quiz on Books That Were Made Into Great Space Movies
Apple is trying to sell loyal iPhone users on AI tools. Here's what Apple Intelligence can do
An Okta login bug bypassed checking passwords on some long usernames
Lose Weight Without the Gym? Try These Easy Lifestyle Hacks