Whether you’re a first-time landlord or a seasoned veteran in the real estate industry, crafting a strong property listing in Boston's dynamic and competitive rental market is key. Your advertisement serves not just as a renter’s first impression of your space but also as a window into the lifestyle that living in your property enables.
Navigating Boston's rental market presents unique challenges and opportunities, largely due to the city's specific local and state regulations. Whether you're a new or seasoned property owner or landlord, it's crucial for you to understand these regulations to successfully rent out your home. Given Boston's status as one of the most competitive rental markets in the nation, deploying effective marketing strategies is essential to make your property stand out. Below, you will find insights into Boston's legal rental framework and actionable tips to help your rental home shine in this historic city.
In this article:
- Listing Your House for Rent in Boston
- Marketing Your Rental Property in Boston
- List Your Boston House for Rent for Free on Apartments.com
Listing Your House for Rent in Boston
Leasing your Boston house for rent comes with specific legal considerations. Boston landlords must comply with state and local laws concerning security deposits, rent control, and other things. Ensure you're well-informed about the regulations affecting your property listing details before putting your Boston house on the rental market.
Does Boston have rent control?
Like the rest of Massachusetts, Boston does not currently have rent control. This is due to a statewide ballot measure in 1994 that prohibited rent control across the state. This means that as a landlord in Boston, you have the freedom to set rents at market rates. However, if you would like to increase rent for a current tenant, you must give your tenant proper notice of the rent raise and they must agree to it, typically by signing a new lease with the new monthly rent.
The absence of rent control remains a point of contention and debate among residents, policymakers, and housing advocates, especially given the city's soaring rental prices and the growing concern over housing affordability. In response, movements and proposals have been aimed at reintroducing rent control or rent stabilization measures in Boston to address these issues, but as of now, no such policies have been implemented.
Despite Boston’s lack of rent control policies, it's still important to set rental prices that reflect the value of your property and align with the current market conditions. One experienced landlord in Boston recommends “…first getting a good grasp of the local rental market. Consider factors like the average rent prices across different neighborhoods and understand who your potential tenants might be—students, professionals, or families. [Also] keep in mind the seasonal fluctuations in demand, particularly around the academic year, as Boston has a large student population.”
By advertising your property on Apartments.com, you can access free rent comparison reports. These reports provide critical insights, giving you a detailed market analysis. This information aids in setting the right price for your rental, comparing it with similar properties, and keeping up–to–date with market trends, such as average rent prices and the number of days properties stay on the market. Having a solid understanding of Boston's rental market trends positions you to make well-informed decisions regarding the pricing of your rental property.
Do you need a license to rent out your house in Boston?
In Massachusetts, while there is no statewide mandate for landlords to obtain a license for renting out their properties, Boston has taken a proactive approach by establishing the Rental Ordinance (CBC 9-1.3). The Rental Ordinance (CBC 9-1.3) states that as a landlord or property owner, you must register your rental property with the city of Boston.
Furthermore, this ordinance mandates that all residential rental property owners must register their units with the city annually, either online, by mail, or in person. This process involves providing detailed information about the rental property, including its location, occupancy details, the date the property was purchased, whether the property has a smoke-free policy with smoking prohibited in all units and common areas, whether there are any external fire escapes attached to the building or buildings, and contact information for the owner or an appointed agent.
Registering your rental property under the Boston Rental Ordinance incurs a fee of $25 for each unit for first-time registrations and $15 for each unit for renewal registrations, which varies depending on the number of units owned. The maximum amount you will have to pay as a landlord is $2,500 for each building or $5,000 for each complex owned. Failure to comply with this ordinance, including neglecting to register or maintain the property to the city's standards, can result in a penalty of $300 each month until you register your property.
Besides registration, the ordinance aims to uphold the safety and well-being of tenants. It includes provisions for regular inspections to ensure that rental properties meet specific safety standards. Once your property is registered with the city, it must be inspected annually, with a comprehensive inspection required every five years. These inspections help identify potential hazards and ensure that properties are safe for habitation.
Even though most rental properties have to register with the city of Boston, certain exemptions exist under the Rental Ordinance (CBC 9-1.3). For instance, you do not have to register your rental property with the city if a city, state, or federal agency owns it. You also don't have to register your rental property with the city if it's a rooming house, dorm or lodging house (with a valid lodging license).
However, it's mandatory to register your property with the City of Boston, regardless of whether it's vacant, under renovation, occupied by relatives aged 18 or older not listed on the deed, or if you're not charging rent for the units in your rental property.
If you have any questions about Boston's Rental Ordinance (CBC 9-1.3), visit the city of Boston's article on how to register a rental property or contact Boston's rental program at 617-635-1010, and select option 3.
Does Boston have a short-term rental ordinance?
In addition to Boston's Rental Ordinance (CBC 9-1.3), this city has implemented a Short-Term Rental (STR) program that is designed to balance the benefits of STRs with the needs of residents and communities. If you have STR in Boston, it's important to follow the guidelines below to comply with the law.
The STR program permits the rental of residential units for periods of less than twenty-eight (28) days. However, to preserve community cohesion and residential availability, the program comes with specific stipulations:
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Eligibility Criteria: Short-term rentals are exclusively allowed in owner-occupied condominiums and one-, two-, or three-family buildings. This criterion ensures that the units remain part of the neighborhood fabric, with owners directly invested in the upkeep and impact of their properties on the surrounding area.
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Ownership Requirements: A key requirement, particularly for two-family and three-family buildings, is that the owner-occupant must own all the units. This regulation prevents absentee ownership and ensures that those offering short-term rentals are genuinely part of the community, which leads to fostering responsible rental practices.
If your Boston STR meets these stipulations, you must register it with the city and follow the program’s specific guidelines on how often and for how long you can rent the property out. Familiarizing yourself with these details ensures you operate within legal boundaries, avoiding potential fines.
If you have any questions about Boston's STR program, visit the city's short-term rental webpage or contact Inspectional Services at 617-635-5300 or shorttermrentals@Boston.gov.
Is there a security deposit limit in Boston?
Understanding the specifics surrounding security deposits is crucial as a landlord navigating the complexities of property management in Boston. Both Massachusetts and Boston adhere to the same laws regarding security deposits, which are clearly defined. As a landlord in Boston, you are limited in how much you can charge for a security deposit, with the maximum allowable amount being equivalent to one month's rent. This rule is designed to strike a balance, protecting tenants from excessive upfront costs while offering you a measure of financial security against potential property damage or unpaid rent.
While the law sets out a maximum for security deposits, it doesn't mandate that landlords must charge this amount. It's also legal for landlords in Massachusetts to choose if they would like to require a tenant to pay the last month's rent up front at the start of a tenancy. Deciding on whether to request a security deposit and, if so, how much is within this legal limit, as well as whether to require the last month's rent upfront, deserves careful thought. Charging the maximum allowed can offer a financial buffer against damages beyond normal wear and tear or unpaid rent. However, this approach and the choice to require the last month's rent up front should be balanced with staying competitive in the market and attracting potential tenants.
As a landlord in Massachusetts, once you collect the security deposit (as well as last month’s rent if you choose to do so) from your tenant, you must hold it in a Massachusetts interest-bearing bank account, separate from personal funds. Once the funds are deposited into the account, you are legally required to provide a receipt detailing the amount, the date of receipt, and the banking institution where the deposit is held within 30 days of depositing the security deposit. You must also provide your tenants with a "Statement of Condition" at the start of their tenancy, outlining any existing damage to the property, which can later serve as an essential reference point if there are disputes over property damage.
Additionally, you must provide tenants with the full security deposit (as well as either 5% interest or whatever lesser amount is received from the bank where the deposit has been held if the tenant lived there for at least one year) or an itemized list of deductions for damages within 30 days after your tenant's occupancy. This list must itemize in precise detail the nature of the damage and the repairs necessary to correct such damage, excluding normal wear and tear, and provide written evidence, such as estimates, bills, invoices, or receipts, indicating the actual or estimated cost thereof. This ensures transparency and fairness in the process, helping to mitigate potential disputes over security deposit deductions.
Suppose you decide to require last month’s rent from your tenant at the start of their tenancy. In that case, you must return the rent and provide your tenant with 5% interest or whatever lesser amount is received from the bank where their last month’s rent was held within 30 days after your tenant’s occupancy.
If you fail to comply with the state laws regarding security deposits (MGL c.186 § 15B(6)(a), (d), or (e)) in Massachusetts, your tenant will be awarded damages as well as court costs and reasonable attorney fees.
Adhering to these guidelines can ensure compliance with Massachusetts state and Boston city law and position yourself as a trusted, responsible landlord. For more information on security deposit laws in Boston, visit the city’s Office of Housing Stability website or call them at 617-635-4200.
Is your property in line with Boston housing codes?
Housing codes are standards that rental properties must satisfy to be deemed suitable and safe for tenants. Before listing your house for rent, ensure you abide by local housing codes. In Boston, all residential homes must meet the Massachusetts state sanitary code. Some of the common housing code violations in Boston include:
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Inadequate Heating Systems: Failure to provide a heating system capable of maintaining a minimum temperature of 68 degrees Fahrenheit during the day and 64 degrees Fahrenheit at night during the heating season (September 15th to June 15th).
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Faulty Smoke and Carbon Monoxide Detectors: Not installing or maintaining functioning smoke and carbon monoxide detectors in accordance with state laws can pose serious safety risks and result in violations.
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Insufficient Ventilation: Failure to provide proper ventilation, such as not having operable windows that make up at least 4% of the floor area, can result in poor airflow and moisture build-up, which could lead to mold.
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Improper Trash Disposal: The absence of proper arrangements for garbage and rubbish disposal facilities or failure to contract with a waste removal service can lead to unsanitary conditions.
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Unsafe Electrical Systems: Electrical systems that are outdated, improperly installed, or not maintained up to the current safety standards represent a significant risk and violation.
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Inadequate Window Size: Failure to provide natural light makes a room less livable. To ensure sufficient sunlight, windows should make up at least 8% of the room's floor area.
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Plumbing Issues: Leaks or blockages in plumbing and a lack of hot water (which must be maintained at 110-130 degrees Fahrenheit) are common issues that need regular attention.
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Structural Deterioration: This includes any physical damage or deterioration of structures like stairs, floors, walls, or ceilings that can impact tenant safety or the integrity of the property.
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Lead Paint Hazards: Properties constructed before 1978 may contain lead paint, and failure to disclose information or manage lead paint safely is a violation, especially in units occupied by children under the age of six.
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Pest Infestations: The presence of rodents, insects, or other pests due to inadequate pest control measures can lead to health violations.
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Utility Agreement Clarity: The lease agreement must specify who is responsible for utility payments. Failure to assign responsibility for utilities such as water, gas, electricity, and heating can lead to misunderstandings and potential housing code violations.
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Maintaining Clear Access: Failure to keep entry and exit routes in your property safe and clear can lead to unsafe conditions. Not ensuring doors, corridors, and stairways are free from obstructions can impede safe movement, especially during emergencies.
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Essential Bathroom Fixtures: For a bathroom to fall short of standards, it might lack:
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A toilet with a functional seat, ensuring personal hygiene and comfort.
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A bathtub or shower. Bathtubs must be watertight, and walls must maintain watertight integrity up to 48 inches from the floor and extend up to six feet in the shower area.
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There should always be at least one light fixture for visibility and safety.
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Floors and walls in the bathroom must be smooth and nonabsorbent to facilitate easy cleaning and maintain hygiene.
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A door that can be closed, offering privacy and a sense of security.
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A sink installed outside of rooms used for sleeping, eating, or cooking, with the kitchen sink deemed unacceptable for fulfilling bathroom sink requirements. Positioning the sink adjacent to the bathroom is permissible if space constraints exist, provided it does not compromise hygiene or convenience.
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It's crucial to remember that abiding by these codes isn't just a legal requirement but also ensures that you provide your tenants with a safe and comfortable home. As a landlord, you must regularly inspect your property for potential housing code violations and promptly address them. Doing so fosters positive landlord-tenant relationships and helps maintain Boston's high standards in the rental market.
To learn more about Boston's housing code regulations, visit the City of Boston's Inspectional Services website or contact them at 617-635-5300 or isd@boston.gov.
Does your Boston listing abide by Fair Housing Laws?
Fair Housing Laws play an essential role in the real estate sector, aiming to eliminate discrimination when renting, selling, or financing properties. These regulations guarantee that everyone has the same chance to pursue housing without being discriminated against due to race, color, nationality, religion, sex, familial status, or disability. In Boston, as well as the rest of the country, compliance with the Federal Fair Housing Act and any additional state or local laws that protect against housing discrimination is mandatory.
Making sure your listing adheres to the Fair Housing Act involves providing an accurate description of the property without using language that might be considered discriminatory. This means steering clear of indicating preferences or restrictions about who may rent the property, with the exception of certain legal exemptions, like senior housing. For questions regarding fair housing laws, it's advisable to consult with a local real estate lawyer or contact Boston Fair Housing and Equity by calling 617-635-2500 or emailing fairhousing@boston.gov. Proper understanding and compliance with fair housing laws not only foster a diverse and inclusive community but also safeguard against potential legal challenges in the future.
Marketing Your Rental Property in Boston
After confirming that your rental property adheres to legal requirements and all necessary codes, the next action is to attract potential tenants and market your rental efficiently. To make your rental home stand out in Boston's competitive rental scene, try using these strategies:
Enhance your house’s curb appeal
In Boston's competitive rental market, making a strong first impression is key. One effective way to attract potential tenants is by enhancing your rental house’s curb appeal. Start with a well-maintained landscape featuring native Boston plants for a touch of local charm. With the city's distinct seasons, your rental home can stand out all year round. In spring and summer, plant blooming flowers like Eastern Redbud and New England Aster to add color. During winter, ensure timely snow removal not only to allure prospective tenants but also to keep them safe when they visit your rental home. For consistent upkeep, consider hiring a local gardening service; this approach not only beautifies your rental but also highlights its unique, native flora.
You should also be sure to give your Boston rental home's façade some love. A fresh coat of paint, particularly in hues that accentuate Boston's rich historical and architectural heritage, can dramatically improve its look. Choosing shades like colonial blue or classic white pays homage to the city's past while boosting your rental property's curb appeal. Also, addressing any visible damage, like cracked sidewalks or loose railings, ensures your home appears well-maintained and safe.
Don’t forget the little details that make a big difference. Be sure to replace old house numbers with new, easily readable ones, add modern and functional lighting fixtures, and place a welcoming doormat by your front door.
Remember, Boston’s neighborhoods each have their unique vibe—from the historic bricks of Beacon Hill to the Italian streets of the North End. Tailor your enhancements to align with the architectural and cultural character of your property’s surroundings, making it not only attract more prospective renters by creating a positive first impression but also can justify a higher rental price by showcasing a well-cared-for property.
Take professional photos of your rental
In the digital era, the significance of high-quality photos to attract potential tenants online must be balanced, particularly for rental properties in Boston. According to another experienced landlord in Boston, it’s essential to“…highlight your property's best features in listings with clear descriptions and professional photos…for a successful rental experience in Boston.”
Fortunately, achieving professional-looking photos doesn't necessitate a high-end camera; a smartphone equipped with modern technology suffices, provided you employ the correct techniques.
When photographing your rental property, be sure to harness natural light to present it optimally. Schedule photo sessions during Boston's mid-morning or late afternoon hours to circumvent harsh shadows. Open curtains and blinds during these times to enhance the spaciousness and airy feel of your property.
Emphasizing Boston’s distinctive architectural elements, such as exposed brick walls or hardwood floors, can captivate tenants who are drawn to the city’s historic allure. Moreover, staging your space is crucial. A decluttered environment adorned with a few tasteful decorations, like green plants or art pieces, can significantly boost its appeal in photographs.
A final yet critical step is to employ straightforward editing software to fine-tune lighting and color balance. This approach allows you to improve your photographs while ensuring they remain a truthful representation of your property.
Write a compelling property description
Crafting a compelling description is crucial in order to appeal to potential tenants and make your Boston rental property stand out from the rest. Remember, brevity is the soul of wit—keep your description concise but rich with the details that matter. Begin your property description with an opening sentence that highlights the most compelling features of your property, such as a recent renovation, its historic charm, or proximity to Boston's landmarks.
Point out any desirable amenities your property offers, like an in-unit washer and dryer, a private yard, or smart home technology. Don’t forget to mention included fees or utilities, which could be a deciding factor for many renters.
Include nearby points of interest to give tenants a taste of what living in your rental property is like. For example, mentioning Boston's cultural scene, from the trendy Back Bay to the lush greenery of the Boston Common, can add immense appeal. Also, be sure to mention your rental home’s proximity to essential services, popular dining and shopping spots, parks, or public transportation links to paint a picture of convenience.
When you list your rental home on Apartments.com, your listing will automatically be enhanced with neighborhood overviews, information about nearby schools and universities, transportation options, and points of interest. This feature gives potential tenants a thorough insight into the local amenities, enhancing your listing's appeal by showcasing your rental property's location for a dynamic Boston lifestyle.
Include contact information
To differentiate your listing from other listings in Boston’s competitive rental market, ensuring potential tenants can easily contact you is vital. Make sure your listing includes your contact information, making it easy for Boston renters to reach out, schedule tours of your rental home, or start the rental application process. Therefore, be sure to state your preferred method of communication, be it through phone, email, or text, to facilitate smooth and efficient interactions.
Moreover, by listing your rental home on Apartments.com, you can benefit from our online platform. This feature enables prospective tenants to submit their applications directly via your Apartments.com listing, streamlining the way you handle queries online. Offering straightforward and accessible ways to get in touch with you not only draws more prospective tenants but also helps you lease your rental home faster.
Engage with prospective renters
After you put your rental property on the market in Boston, it's crucial to engage effectively with potential tenants. Responding swiftly to any queries, whether they come via messages, texts, emails, or other forms of communication, is essential. It's also important to organize tours of your rental home carefully, be on time for these showings, and ensure they are comprehensive and informative. This approach can influence a potential tenant's decision on whether or not they should choose to apply to rent your rental home.
Your timeliness and professionalism also display the quality of your rental management in Boston, fostering a positive initial interaction. Engaging well with potential tenants not only boosts your odds of finding the ideal tenant but also lays the groundwork for a respectful and seamless rental experience, setting a precedent for all future interactions with prospective tenants.
List Your Boston House for Free on Apartments.com
In Boston's competitive rental market, distinguishing your property is key to attracting potential renters. This is exactly the role that Apartments.com fulfills. Our website offers free listings, connecting landlords and property managers with a vast pool of renters looking for their next home, ensuring your listing gains maximum exposure and reaches the widest audience possible.
As a landlord, Apartments.com supplies you with advanced tools and features designed to streamline the rental process. With our online tenant screening, evaluating potential renters becomes a breeze, aiding in finding the ideal match for your property. Our lease generator provides assistance in drafting customizable, legal lease agreements that comply with the specific regulations of Massachusetts, while our online maintenance request tool enhances tenant communication, allowing for the easy submission and tracking of repair requests, resulting in prompt resolution of issues. Additionally, our expense tracking tool offers a streamlined way to track your rental property expenses, categorized by property and tax classification, making the financial management of your rental home straightforward.
Choosing Apartments.com as your rental management partner offers a holistic approach that combines effectiveness with ease of use. Don't delay – list your Boston property on Apartments.com today to make the rental process smoother and find the ideal tenant for your rental home.
The information presented in this article is not a substitute for legal advice. Always consult an attorney for questions regarding your specific situation.
