Boston’s real estate market has a somewhat transient nature. The high number of colleges and universities along with medical and financial jobs opportunities lead to thousands of people moving in and around the Boston area every year. We see this in the sales market but much more so in the rental market. Because of the need for rental housing, savvy investors purchase investment property they then offer as apartments for rent.
The way to build wealth in real estate is to buy and hold on to property, which is why most people buy condos in the city now with the idea of renting when they move to something bigger later. However, many investors think on a larger scale. They don’t see one condo to rent out, they want the whole building. Both types of landlords are great and much needed in this city, however some changes are in the works that investors should know about.
Since Boston has hundreds of colleges and thousands of students, dorms are constantly full. The appeal of being off campus in a vibrant city can also make dorm living seem less than attractive. Unfortunately for them, not everyone rents to undergraduate students (students are not a protected class, so landlords can refuse to rent to them). For undergraduates, options are slim and not very ideal. In fact, some conditions are downright inhumane. It is with this in mind that the City of Boston, has been drafting and re-drafting a new law to increase rental property inspections and have owners that do not seem to care about their properties, tenants, and neighbors, take more responsibility.
Presently, inspections only occur when the lease expires. The proposed law, Rental Housing Inspection Ordinance, will mandate inspections of over 140,000 rental apartment units in Boston, with each unit inspected at least once every 5 years. Owners would be required to register for $25 per unit and pay a $15 annual fee. Prices are higher for any owner who wants to enroll in an alternative compliance plan available to property owners in good standing and a favorable history of compliance. The new ordinance includes any owner who rents out their condominiums. The law requires owners to report any transfer of ownership within 30 days of closing and stipulates the owner of the property (or the acting agent for a trust) have their name, address, and phone number on the mailbox at the property. A P.O. Box does not comply with the address requirement. It also requires any non-local owner to have a Boston-based resident agent.
The goal of this new law is to protect many of the tenants living in problem properties and to force the owners to take offenses seriously. “Problem Properties” are considered by the city as properties that the Police Department has been called to no fewer than four times, the Air Pollution Control Commission has received no fewer than four complaints, or the Inspection Services Department or Public Health Commission has received new fewer than four complaints all within a 12 month period.
The vote to pass this new ordinance can happen as early at December 19th, go into effect on January 1st, and have owners register by July 1st. For those about to buy investment property, keep these new rules in mind, the fees will affect your bottom line depending on the size and location of your building.
UPDATE: The Boston City Council voted 9-4 to approve the rental registration ordinance on December 19, 2012.