Mass Law Changes in 2026: 3 to Watch
There are three massive legal proposals creeping up the statehouse steps that could impact your investment.
If you own rental property in Boston, you’ve probably felt the regulatory winds shift over the years. As we head into 2026, that breeze is turning into a gust. Several high-profile proposals, each touching on different but significant aspects of housing policy, are now working their way through state and local government.
Whether you’re a seasoned owner managing a multi-unit portfolio or have one family building passed down through generations, these three proposals deserve your attention. While the intentions behind each reflect legitimate public concerns, the implications for landlords, especially small and midsize owners, could be significant.
Let’s break down what’s brewing, how it impacts small and mid-sized landlords like you, and what you can do now to stay ahead of it.
1. Rent Control Revival: Local Option Rent Stabilization
What’s being proposed?
A bill at the state level would allow cities and towns, including Boston, to adopt their own forms of rent stabilization. It’s not a statewide rent cap but rather a local option, communities could choose whether to implement it and how strict it would be. That’s right, the ghost of rent control past is knocking again.
What advocates want:
Supporters say the goal is to create greater housing stability, especially in hot markets like Boston where rent increases can outpace wage growth. Advocates argue that limiting excessive rent hikes will help long-term tenants, prevent displacement, and allow more people to remain in their communities.
Concerns from landlords:
This proposal represents a genuine shift in how the state may treat property rights. And if you're a landlord counting on steady rent increases to offset inflation, insurance hikes, or surprise plumbing disasters? This could squeeze your cash flow hard. Critics, particularly small property owner, understand that rent caps could disincentivize upkeep, limit flexibility in managing their property, and reduce the financial feasibility of long-term investment. The ability to raise rents between tenants or after making major repairs would be limited, and require significant administrative work to justify. We have seen how this played out in the past, so we can expect similar outcomes if this measure is reborn.
Where it stands now:
The bill was reintroduced in early 2025 and is currently under review by the Joint Committee on Housing in the Massachusetts State Legislature. If advanced, it could head to the full House and Senate for a vote in mid-2026. If passed, each municipality, including Boston, would then decide whether to opt in and what the rules would look like. Mayor Michelle Wu is on record as supporting the effort, and Boston would likely be among the first to implement a version.
What to watch:
Keep an eye on committee hearings and public comment periods in early-to-mid 2026. If the bill gains traction, the debate will shift quickly from Beacon Hill to City Hall. Visit or join https://masslandlords.net to get involved.
2. Flood Disclosure Requirements: The Mass Ready Act
What’s being proposed?
The Massachusetts Climate Readiness and Disclosure Act (often referred to as the “Mass Ready Act”) would require landlords to disclose known flood risks to tenants at the time of leasing. It aims to better prepare tenants for weather-related risks and promote transparency in high-risk areas.
What advocates want:
With climate events becoming more frequent and severe, supporters argue that renters deserve to know if the property they’re moving into has experienced flooding, is in a floodplain, or is otherwise at risk. The law would bring rental disclosures in line with what buyers already receive.
Implications for landlords:
Landlords would be required to keep updated documentation, clearly disclose risk, and potentially face legal exposure for failing to do so. Penalties could include:
Up to $1,000 per violation
Classification as an “unfair or deceptive act” under Chapter 93A, which opens the door to lawsuits and treble damages
For older buildings in Boston neighborhoods like Dorchester, the South End, or East Boston, many of which weren’t built with today’s flooding challenges in mind, this could represent new administrative burdens and legal risks.
Where it stands now:
The bill passed out of the Joint Committee on Environment and Natural Resources in mid-2025 and is expected to reach the full House in early 2026. It has strong backing from the Massachusetts Executive Office of Energy and Environmental Affairs and is likely to pass in some form.
What to watch:
Watch for floor debates in the Massachusetts House of Representatives in spring 2026, and possible implementation regulations in the second half of 2026 if passed.
3. Repealing or Amending Proposition 2½
What’s being debated?
Proposition 2½, a law passed in 1980, limits how much cities and towns in Massachusetts can increase property tax revenues from year to year. A growing coalition of local officials, including Boston Mayor Michelle Wu and Governor Maura Healey, have floated the idea of repealing or adjusting it.
What advocates want:
Cities argue that Prop 2½ restricts their ability to raise enough revenue for essential services like schools, infrastructure, and housing. Supporters believe that loosening these constraints could allow municipalities to respond more flexibly to rising costs and public needs.
What this means for landlords:
A repeal or modification of Prop 2½ could result in significant property tax increases for Boston landlords, without any guarantee that rents could be raised in parallel (especially if rent control is also in play). Uncapped property taxes plus capped rents? That’s not a sustainable business model. If both laws pass, landlords will be squeezed at both ends, with very little room to breathe.
Where it stands now:
There is no formal repeal bill yet, but the Special Commission on Municipal Fiscal Health—a task force formed by the Legislature—is expected to release a report and recommendations in late 2025. If momentum builds, legislative action could follow in 2026 or 2027.
What to watch:
The Commission’s findings will influence whether a repeal effort materializes. If it gains political traction, landlords should expect a public campaign and possible ballot initiative or legislative proposal.
How Can Landlords Stay Informed and Involved?
These proposals affect your investment, your income, and your legacy. As Boston’s landlord laws become more complex, the smartest move is to get organized and informed.
Consider joining MassLandlords
MassLandlords is a nonprofit trade association that tracks legislation, advocates for small and midsize landlords, and provides tools for compliance. Whether you support or oppose these measures, this is a great resource for staying informed and contributing to the conversation.
Visit masslandlords.net to learn more or sign up.
Talk to your legislators
Your voice matters. Reach out to your state representative or senator. Ask where they stand, share how these changes could affect your ability to provide housing, and stay informed on committee votes.
Work with a property manager who’s plugged in
You don’t have to navigate new laws, maintenance calls, and rent increases solo. That’s what we’re here for. At PropertyCraft, we’re your partners. We stay ahead of legislation, streamline your compliance, and protect your time and returns.
Final Thought
The property landscape in Boston is shifting, and fast. Whether it’s new rent rules, climate-driven regulations, or changing tax policies, these proposals are signals that landlords need to evolve with the times or risk falling behind.
You’ve worked hard to build something valuable. We’re here to help you keep it that way.
Want help navigating what’s next? Call us at PropertyCraft for a consultation—no pressure, just support.