{"id":5551,"date":"2020-04-21T16:03:30","date_gmt":"2020-04-21T16:03:30","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/?p=5551"},"modified":"2021-09-21T19:51:00","modified_gmt":"2021-09-21T19:51:00","slug":"client-alert-what-landlords-tenants-borrowers-and-lenders-need-to-know-about-the-massachusetts-eviction-and-foreclosure-moratorium-act","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2020\/04\/21\/client-alert-what-landlords-tenants-borrowers-and-lenders-need-to-know-about-the-massachusetts-eviction-and-foreclosure-moratorium-act\/","title":{"rendered":"What Landlords, Tenants, Borrowers, and Lenders Need to Know About The Massachusetts Eviction and Foreclosure Moratorium Act"},"content":{"rendered":"

Overview<\/h4>\n

On April 20, 2020, Massachusetts Governor Charlie Baker signed H.4647<\/a> (the \u201cMassachusetts Eviction and Foreclosure Moratorium Act\u201d or the \u201cAct\u201d) into law. The Massachusetts Eviction and Foreclosure Moratorium Act is the joint conference committee\u2019s compromise between Massachusetts House of Representative\u2019s H.4615<\/a> and the Massachusetts Senate\u2019s S.2631<\/a> and establishes a temporary moratorium on all but \u201cemergency\u201d evictions and foreclosures in response to Governor Baker\u2019s Executive Order Number 591<\/a> issued on March 10, 2020. You can read more about H.4615 and S.2631 here<\/a>.<\/p>\n

The Massachusetts Eviction and Foreclosure Moratorium Act<\/h4>\n

Timeline and Definitions<\/em><\/p>\n

The Act\u2019s moratorium extends for 120 days after April 20, 2020, the date the Governor signed the Bill, or forty-five (45) days after the emergency order is terminated, whichever is sooner. The Governor may extend the moratorium, but each extension may be no longer than ninety (90) days and the moratorium may not extend later than forty-five (45) days after the emergency order is terminated.<\/p>\n

The Act limits the moratorium to \u201cnon-essential evictions\u201d of residential and certain small business tenants. The moratorium prohibits evictions of residential tenants and tenants in a \u201csmall business premises unit\u201d due to (i) failure to pay rent, (ii) foreclosure, or (iii) causes that are not \u201cemergency causes of action,\u201d defined as any eviction that involves allegations of criminal activity or lease violations that are detrimental to the health and safety of other residents, health care workers, emergency personnel, anyone who is lawfully on the property, or the general public.<\/p>\n

A \u201csmall business premises unit\u201d is property occupied by a tenant for commercial purposes, whether the tenant is a for-profit or not-for-profit entity. However, tenants (or the party that controls, is controlled by, or is in common control with the tenant entity) that (i) operate in multiple states, (ii) operate in multiple countries, (iii) are publicly traded, or (iv) have 150 or more full-time equivalent employees are expressly excluded from the definition of \u201csmall business premises unit.\u201d It\u2019s important to note that the Act\u2019s moratorium does not include evictions of tenants in a small business premises unit due to (i) the expiration of the lease term or (ii) a tenant\u2019s default under the terms of its lease or tenancy that occurred before the Governor\u2019s emergency declaration.<\/p>\n

Rent and Evictions<\/em><\/p>\n

During the moratorium, for non-essential evictions, landlords and owners may not terminate a residential tenancy, or send a residential tenant a notice to quit or any other notice requesting or demanding that the tenant vacate the premises.<\/p>\n

The Act prevents landlords from imposing late fees on tenants in residential and small business premises units, provided that tenants deliver notice and documentation to their landlords that the direct or indirect financial impact of the COVID-19 outbreak prevented them from paying rent on time. Tenants must submit such notice and documentation within thirty (30) days after the missed rent payment. The Act does not describe the notice or type of documentation that a tenant must provide, but it does direct the Massachusetts Department of Housing and Community Development to develop forms and recommendations. During the moratorium, landlords of tenants in residential and small business premises units may not notify consumer reporting agencies about tenant\u2019s failure to pay rent.<\/p>\n

The Act\u2019s moratorium also applies to non-essential evictions of residential and small business premises units in all Massachusetts courts with jurisdiction over summary process actions under M.G.L. chapter 239. Except for emergency evictions, courts may not (i) accept a writ, summons, or complaint, (ii) enter a judgment, default judgment, or execution for possession, (iii) issue an execution for possession, (iv) deny a tenant\u2019s request for a stay of execution or continuance of a summary process case, or (v) schedule any court event, including a summary process trial. All deadlines and time periods related to any non-essential eviction of a residential or small business premises unit summary process action (e.g. date to answer a complaint, appeal a judgment, etc.) are tolled during the moratorium. Indeed, no sheriff, constable or any other person may enforce a non-essential eviction of a residential or small business premises unit during the moratorium.<\/p>\n

The Act also allows landlords to use last month\u2019s rent payments from their tenant with certain restrictions. Landlords may use last month\u2019s rent for expenses, including but not limited to mortgage payments, utilities, repairs and required upkeep of the premises. However, landlords (i) may not deduct a tenant\u2019s missed rent payments from the last month\u2019s rent, (ii) remain obligated to use the last month\u2019s rent as rent for the last month of tenancy, and (iii) must pay the tenant all interest the last month\u2019s rent would have accrued, under M.G.L. chapter 186 \u00a715B, had the landlord not used the funds before the last month of the tenancy. If a landlord uses the last month\u2019s rent for expenses, a landlord must send their tenant written notice that last month\u2019s rent was used before the last month of tenancy and that the landlord is still obligated to (i) pay all interest required under M.G.L. chapter 186 \u00a715B and (ii) use last month\u2019s rent as rent for the last month of tenancy. Notably, the Act\u2019s last month\u2019s rent provision applies to all landlords and is not limited to landlords of residential or small business premises units.<\/p>\n

Importantly, the Act explicitly states that no tenant is relieved of its obligation to pay rent, and no landlord is prevented from ultimately recovering rent.<\/p>\n

Mortgage Payments and Foreclosures<\/em><\/p>\n

The Act\u2019s moratorium also prevents lenders, creditors, and mortgagors of residential property from (i) publishing a foreclosure sale, (ii) exercising a power of sale or right of entry, (iii) initiating any foreclosure procedures, or (iv) filing a complaint to determine a mortgagor\u2019s military status. Residential borrowers who submit a request to their lender during the moratorium stating that they experienced \u201cfinancial impact from COVID-19\u201d will be granted a reprieve from all fees, penalties, and interest beyond their scheduled and contractual payments for up to 180 days. The Act does not cover borrowers or lenders of any commercial property. Lenders may not report negative mortgage payment information to a consumer reporting agency. The Act\u2019s moratorium also allows for mortgage counseling by video conference, rather than in person, during the moratorium.<\/p>\n

As with rent payments and collections, the Act explicitly states that no borrower is relieved of its obligation to pay its mortgage, and no creditor or mortgagee is restricted from ultimately recovering mortgage payments.<\/p>\n

If you have any questions, please feel free to give us a call. We continue to monitor the impact of COVID-19 on our clients\u2019 respective industries and advise accordingly. Click here for a full list of Sherin and Lodgen\u2019s Client Alerts.<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

Overview On April 20, 2020, Massachusetts Governor Charlie Baker signed H.4647 (the \u201cMassachusetts Eviction and Foreclosure Moratorium Act\u201d or the \u201cAct\u201d) into law. The Massachusetts Eviction and Foreclosure Moratorium Act is the joint conference committee\u2019s compromise between Massachusetts House of Representative\u2019s H.4615 and the Massachusetts Senate\u2019s S.2631 and establishes a temporary moratorium on all but […]<\/p>\n","protected":false},"author":9,"featured_media":5552,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[],"tags":[],"class_list":["post-5551","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"\nWhat Landlords, Tenants, Borrowers, and Lenders Need to Know About The Massachusetts Eviction and Foreclosure Moratorium Act - Real Estate<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.sherin.com\/real-estate\/2020\/04\/21\/client-alert-what-landlords-tenants-borrowers-and-lenders-need-to-know-about-the-massachusetts-eviction-and-foreclosure-moratorium-act\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What Landlords, Tenants, Borrowers, and Lenders Need to Know About The Massachusetts Eviction and Foreclosure Moratorium Act - Real Estate\" \/>\n<meta property=\"og:description\" content=\"Overview On April 20, 2020, Massachusetts Governor Charlie Baker signed H.4647 (the \u201cMassachusetts Eviction and Foreclosure Moratorium Act\u201d or the \u201cAct\u201d) into law. 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