A new Domestic Violence bill (SB2274)

Alert
SB 2274 UPDATE March 3,2010
Update on S B 2274 An Act relative to housing rights for victims of domestic violence.
A new Domestic Violence bill (SB2274) has come out of the Joint Judiciary Committee with significant changes to the original legislation. This bill is a vast improvement over the original House and Senate bills. It seems the committee listened to the testimony of MRHA members who testified at these public hearings. Read the bill at www.massrha.com.
Basically the bill would make victims of domestic violence a protected class. Landlords would not be able to deny renting to tenants that can prove they are victims of domestic abuse by a "qualified third party" which includes licensed mental health professionals, law enforcement officers, officers of the court, licensed doctors, and others.
SB2274 will allow a tenant (victim of domestic violence) to break a lease without the loss of any money beginning the following month. After a do- mestic violence event the tenant has up to six months to move under this provision. Any last month rent or security deposit would be returned unless the owner has cause to keep a portion of security deposit.
The landlord would not be able to evict a tenant who is sheltering a domestic abuse victim (sibling, friend) move in to their unit for less than four weeks.
The landlord would retain the right to evict a tenant if they become a problem for other tenants or cause damage, but could not evict for the domes- tic violence event.
"Nothing in this section shall interfere with any rights or remedies not proscribed herein and available to an owner to protect other occupants or other persons lawfully on the premises or to protect the premises from physical harm."
The last provision of the bill is that at the tenant can ask that the exterior locks of the building be changed. If so requested, the owner, upon ac- knowledgement of the tenant being a victim of domestic violence, rape, sexual assault or stalking, has forty-eight hours to comply. The tenant can be charged "the normal cost in the community" for the locks to be replaced.
This bill is now heading to the Ways and Means Committee and if passed favorably in that committee then there will likely be a vote on the floor.
All landlords in the state owe a debt of gratitude to MRHA members who took the day off from work to testify and to those who called or wrote their legislators about their concerns. Because of their testimony we now have a bill that is a significant improvement over the original legislation. It rec- ognizes the rights of other tenants and physical damage done to the property.
To voice your concerns about this bill you should contact your legislator if they sit on the Ways and Means Committee. It is too early to contact all our reps until we know what changes the Ways and Means committee makes.
### MRHA is closely monitoring this bill!
THIS BILL WILL HAVE TO PASS THE WAYS AND MEANS COMMITTEE THEN BE VOTED ON IN THE FULL LEGISLATURE.
Find out who your Representatives and Senators are www.mass.gov and click on "legislators" on your left, or www.wheredoivotema.com and enter your street address.

Dealing with Flooded Basements

As noted in the previous post, Governor Deval Patrick declared Massachusetts was in a state of emergency after 2 major rains storms this past month of March. If your basement has undergone a flood, the first step is to remove the water. If the flooding is minor, then all you need to do is mop the wet areas up with a mop or old towels. However, if the flooding is major, it’s time to bring out the big weapons.

If you don’t have one of the following: portable sump pump, wet vacuum, or wet shop vacuum, go to the store and purchase one or see if you can borrow one from someone that you know. Additionally, places are available where you can rent these. Look in your local telephone book for contact information if you decide to rent the equipment.

You need to consider a few things when determining which equipment you are going to use. The sump pump will require an outlet for the water to be removed. Realize that if your basement is flooding, then the existing drains in your basement may be inaccessible for draining purposes. You will probable need to obtain a long hose to attach to the sump pump so that you can hang it out the window and as far away from the home as possible.

If you select the wet vacuum, realize that it will only be a matter of minutes before you have to empty the holding receptacle. The wet shop vacuum will hold more water, but it will be heavier and more difficult to empty, especially if you are trying to empty the water outside of the home. Make your decision wisely.

Once you have the equipment that you need, begin to remove the water. The best place to begin is most likely the area that is going to sustain the most damage if the water sits. Another option is to begin on the highest section of the room where the water is the lowest and work your way in to the larger pools of water.

If the rain has stopped, open the windows to allow moisture in the air to escape. This will help with the drying out process. Once the water has been removed from the floor of the basement, it is time to begin drying the area as completely as possible ass quickly as possible.

If your heating system has not been affected by the flooding, turn the heat to a higher setting to help with the drying out process. However, remember to open the windows to allow the moisture in the air to escape. Using heat will evaporate the water into the air and the air will become humid and dense with moisture.

Consider using fans to circulate the air and speed up the drying process. Place the fans in such a way that the air is blown away and out rather than into the room. This will help to prevent the growth of mild and mildew.

Another option to speed up the drying out process is to use a dehumidifier. It’s important to close the windows and doors when using a dehumidifier so that it works properly. Keep an eye on the dehumidifier’s holding container and empty it as frequently as is necessary. Once the dehumidifier no longer extracts any moisture from the room, place it in another area of the basement and begin again.

You may need to call in a professional if your heating system sustained water damage. Most likely, your homeowner’s policy requires that it be cleaned by a professional prior to operating it again.

Massachusetts Declared State of Emergency Following Days of Heavy Rains

Massachusetts governor Deval Patrick declared that his state was in a state of emergency after several long days of heaving rain fell on New England this March, which left entire neighborhoods, streets and basements flooded with deep, muddy water.
Patrick has ordered state agencies to step into action and said that displaced residents have been re-located to shelters in those communities getting the worst of the storm damage. Declaring a state of emergency is a much needed step to make sure the state gets all of the federal aid it is entitled to. For now, flood waters must reside before a full assessment can be made. There was much fear that the Waltham Moody Street Dam would burst under the tremendous pressure, but soon relief came when the rains finally subsided.
Many of Massachusetts’ rivers were in the critical flood stage and numerous counties were under flood watch and warnings. Many schools were forced to close down and numerous workers were sent home. The strong winds and driving rains downed trees and power lines as river banks could no longer hold their own-sending muddy water rushing into yards and homes. Flooding is the most costly type of emergency that the state of Massachusetts faces each year, but this giant storm was not expected and left most people in its path dazed and terrified.
For those living in the storm damage area, it is good to remember to watch and listen for reports related to localized flooding as small streams in low-lying areas can swell quickly over their banks if another rain moves through the area. It is a good idea to minimize the chance of having basements flooded by elevating utilities and materials that could be prone to basement flooding. Know the evacuation procedures and listen to local public officials so that the appropriate emergency action is taken if need be.
Flash flood waters move swiftly and can sweep away vehicles, uproot trees, knock down buildings and destroy bridges. Just six inches of fast moving water can knock you completely off your feet so if you are forced to walk through a flood area, use a walking stick to be sure you are on solid ground at all times. If you have discovered water has entered your home, It is highly advisable that you do not turn on your home’s electricity to check for damage as a spark could cause a fire if there should happen to be a gas leak. Take care to clean everything in your home that has gotten wet as floodwater often picks up sewage and run-off from streets and factories. Throw away anything you have doubts about and locate your insurance company as soon as possible.

The Science of Paying Rent

Behavioral Economics: The Science of Paying Rent
by Kris Rudeegraap

Retailers and businesses know that allowing consumers to delay payment can dramatically increase their willingness to buy. National retailers such as Best Buy even have their own in-house credit card to entice users to buy their products now and pay at a later time. So why isn’t this principle applied to the multifamily industry?
Comparing the psychological purchasing behavior of buying a new television with that of where to rent is more similar than you may think. If a renter was standing at an intersection and there were two apartment communities with very similar amenities and price points, but one apartment community accepted credit cards while the other did not, then the willingness of a renter to make an immediate decision is obvious – go with the one that accepts credit cards.
The benefits of an apartment community accepting credit cards are noticeably clear; renters can move into an apartment immediately rather than waiting to save for the deposit, renters can earn airline miles which can we redeemed for traveling expenses, and best of all renters can easily make their payment online or via mobile phone – 24 hours a day, 7 days a week.
Another principle to understand is the “mental accounting” that affects decision making. When renters pay with a paper check, which is directly withdrawn from their bank account, they associate that payment negatively, as can be proven when asking any renter if they like paying rent. Now compare that with a renter who paid by credit card who is earning airline miles and managing their money more efficiently. The time value of money comes into play which makes future payments less costly than immediate ones. Now all of a sudden they like paying their rent by credit card and the benefits that accompany it.
An additional behavioral targeting technique that is used by the most savvy property management firms is the ability to harness the power of the “default option.” The evidence is overwhelming that presenting one option as a default increases the chance it will be chosen. If you are not already accepting e-payments via credit cards and e-checks then you are far behind your competition. If you are already accepting e-payments then instead of just accepting “all forms of payment,” make the default option credit card or e-check and watch the results. Many innovative property managers are taking this one step further and requiring residents to pay their rent electronically by inking it into the lease terms on the rental agreement. Renters don’t need tons of options, and when given something by default, it becomes more valuable than just another option.
Technology is creating new opportunities that benefit both renters and property management firms. When behavioral economics is applied to electronic rent collection, the results are astounding. Employing the techniques mentioned above can produce operating efficiencies and administrative cost savings that directly benefit your bottom line. It’s a lot easier than it sounds, so get started today before your competitors do!

Tips for Avoiding Wind Damage to your Properties

Extreme winds brought on by tornados, hurricanes, thunderstorms, and winter storms can cause serious damage to property and may very well place you or others at risk. Don't wait until it's too late. Wind-proofing your properties is a smart way to prevent damage. Below is a checklist can help you evaluate your needs.

During high winds, wind speeds fluctuate and winds may change directions. This puts enormous pressure on all parts of a building. Keeping your house well sealed on the outside will prevent wind from getting into your home and causing damage. In addition, debris carried by high winds can penetrate your home, causing damage and possible injury.

Start at the Top
The roof is one of the most vulnerable parts of your house. The connection between the roof and walls must be strong enough to resist the "uplift" effect of strong winds. Have a building professionally inspected, and install specially designed metal connectors that are appropriate for your roof type (gabled or flat) and wall construction (wood or masonry).

Make sure the roof sheathing is properly installed. From the attic check to make sure the nails penetrate the rafters or trusses. You may need to renail some of the sheathing.

Protect the Windows and Doors
Windows should be protected to reduce the risk of damage or injury caused by flying debris and pressure changes. Here are some options: permanent storm shutters or temporary plywood covers. In the event of an emergency, permanent storm shutters can be quickly and easily closed to protect the windows. Temporary plywood covers are more economical, but are less convenient and attractive. Don't forget to cover any glass sliding doors, French doors, and skylights.

Check to be sure your entry door is secured with at least three hinges and a deadbolt security lock. Solid wood or hollow metal doors are more likely to resist wind pressure and flying debris.

Don't Forget the Yard
Trim the trees around your house that could pose a threat by falling or hitting your home. Put away any yard furniture, barbecue grills, tools, toys, and anything else that could become a flying missile. If you are planning to plant new trees in your yard, try to choose varieties that can withstand high winds.

Garage Doors
Garage doors (particularly two-car) are also vulnerable to damage from high winds. If installing a new garage door, be sure to get one that's designed to withstand high winds. For an existing door, there are fitted bracing kits available to provide additional support.