Covid-19 Emergency Legislation: New Requirements for Notice to Quit for Non-Payment of Rent, Temporary Eviction Moratorium For Rent Assistance Applications
Changes Include New Attestation Form For Landlords Regarding Applicability of CDC Eviction Moratorium and CARES Act, Submission to State Database, Moratorium of Eviction Cases Where Tenant Applies for RAFT Assistance
While the Massachusetts Legislature was busy passing a massive year-end budget and Covid-19 relief bill, included in the new measure were major changes to notices to quit for residential non-payment of rent evictions, as well as an eviction moratorium in cases where the tenant applies for short term rental assistance funding. Gov. Baker signed the bill into law as Chapter 257 of the Acts of 2020. This new law is in effect until the termination of the Covid-19 State of Emergency (whenever that may be).
New Attestation Form for Notices to Quit for Nonpayment of Rent
Any landlord serving a tenant with a notice to quit for non-payment of rent must now include a state-required form with various certifications, including:
- Whether the tenant has submitted a CDC Eviction Moratorium Hardship Declaration Form;
- Whether the leased premises is covered as a “dwelling unit” under the federal CARES Act. (If the unit is covered under the CARES Act, then a 30 day notice is most likely required).
- Whether there is an existing agreement between the parties concerning the repayment of rent.
You can download the new Massachusetts Notice to Quit Attestation Form here. The state has also created a special webpage and an Instruction Sheet to help landlords comply. Housing Courts will not accept summary process cases for filing without the new attestation form. Screenshot of the new Attestation Form is shown below.
The new Attestation Form also provides tenants with a list of available rental assistance programs, information on the federal CDC eviction moratorium, and court rules on evictions. See below.
Required Upload of Notice to Quit to Executive Office of Housing and Economic Development
The new law also requires that any notice to quit for non-payment of rent covered by the new law be uploaded electronically to the state Executive Office of Housing and Economic Development. The states has created a new Portal to enable these uploads.
Temporary Eviction Moratorium for Tenants Applying for Short Term Emergency Rental Assistance
The new law also authorizes housing court judges to impose a temporary stay or moratorium on eviction cases and move-out orders where tenants have applied for short term emergency rental assistance like RAFT. The law is drafted in the mandatory that judges “shall” grant a continuance, a stay of execution, or refrain from entering judgment, “for a period as the court may deem just and reasonable” if the tenant is financially impacted by Covid-19 and has applied for any form of federal, state, or local rental assistance. With the influx of new applications due to the pandemic and expiration of the original eviction moratorium, rental assistance applications have been plagued with substantial delays, as the Boston Globe has reported, with reports of applications pending many months. As such, this provision will operate to significantly delay pending evictions where tenants have simply applied for rental assistance. Also I should note that under the RAFT program, if a landlord accept the rental assistance funds, they must agree to forbear on any eviction for up to 6 months (or longer if kids are present).
Problems and Concerns
These new provisions came as somewhat of a surprise to the rental property industry and indeed the court system, as I received some last minute guidance from a clerk-magistrate just yesterday. The new Attestation Form is quite onerous and will be very difficult for small, unrepresented landlords to complete accurately. It also arguably makes landlords provide legal advice to tenants which could be against the landlord’s interests, a potential violation of the First Amendment, as Judge Mark Wolf ruled in the legal challenge to the Eviction Moratorium (in which I was lead counsel).
In the Attestation Form, it basically makes all landlords provide a defense against their own case by advising tenants about the CDC federal moratorium and telling them they should provide a CDC hardship form to a tenant if they “believe” the tenant is eligible for its protections. How is a landlord suppose to make a determination whether a tenant is eligible for financial hardship without having access to the tenant’s personal financial information?
The Attestation Form then requires that landlords make a legal determination as to whether the leased premises qualifies as a “covered dwelling” under the CARES Act. See below.
As you can see, the legal determination of applicability under the CARES Act is very complex, necessitates research of whether a mortgage is federally backed, and typically requires the assistance of an attorney. Landlord attorneys have been struggling with making these determinations since the CARES Act was first passed.
Next, the new Attestation Form requires landlords to make another legal determination — whether the notice is in compliance with the CARES Act, which requires at least a 30 day notice (as opposed to the standard 14 day notice for non-payment under Mass. law). See below. Again, landlords are forced to read and interpret a section of a federal statute when they’re not a lawyer. And why should landlords have to certify that it complies – it either does comply, or it doesn’t comply — that’s a judge’s job.
Well, there’s a lot to unpack with these new requirements. It just reinforces the sage advice that landlords should always have an experienced landlord-tenant attorney representing them in all eviction cases. There are now so many new rules and traps for the unwary. As always, please contact me with any questions via email: firstname.lastname@example.org or phone at 508-620-5352.