2024 Change to Condo Conversion Law Doubles Number of Protected Rental Homes
Written by Zoe Iacovino, Regional Planning Data Analyst II, and Georgia Barlow, Government Affairs Specialist II
Photo: Two triple-decker condo units in South Boston. Photo Credit: AdobeStock_417255100
March 17, 2025 – The Affordable Homes Act, signed into law in 2024, offers not only unprecedented authorizations in housing but also nearly 50 policy initiatives to respond to the housing crisis in Massachusetts. Among these policies are efforts that will support housing production, preserve housing stock, and create and expand housing stability for residents.
Recently, MAPC’s Data Services team evaluated the impact of the section of the law that amended the 1983 Condo Conversion Law. The 1983 law has provided tenants of buildings with four or more units with protections from evictions and rent increases if there is a proposed condo conversion to the unit or building. Now, with the 2024 amendment to the statute, the law is expanded to two- and three-family buildings. This means that more renters across the Commonwealth benefit from these protections as well. Before the 2024 expansion, some municipalities had already expanded similar protections by local ordinance, but now, with this amendment, many more tenants are able to access the same rights across the region and entire state.
Expanding protections to more renters
Expanding protections to two- and three-family buildings adds more than three times as many buildings, and nearly doubles the number of units, covered by the original Condo Conversion Law.
Based on a review of MAPC’s Land Parcel Database, changes made to the Condo Conversion law by the Affordable Homes Act have resulted in 124,400 two- and three-family buildings (287,200 homes) across Massachusetts1 in which tenants are now able to access protections against eviction and displacement in the event of condominium conversion.
The 1983 law covered tenants of buildings with four or more units not in housing developments (45,000 buildings). By expanding applicability to two- and three-family buildings, the total number of buildings where tenants are now able to access these protections has risen to 169,000. Covered units have increased to about 721,000 units, equal to half of all multifamily housing units in Massachusetts.2
| Buildings | Units | |
| Buildings with 4 or more units (1983) | 45,000 | 433,600 |
| Buildings with 2 and 3 Unit (2025) | 124,400 | 287,200 |
| Total Protected | 169,400 | 720,800 |
Providing a Softer Landing
When a tenant loses their housing to a condo conversion, they might have to unexpectedly find three months' worth of rent in a matter of weeks, as well as a new place to live. Given the increasing rents around the region and the state, this can threaten housing stability for the displaced household. The requirement to compensate tenants displaced by a condo conversion creates the “soft landing” for households facing the challenge of an unexpected move.
MAPC estimated what moving costs might look like for tenants displaced by a condo conversion. Often, new tenants are required to provide first month’s rent, last month’s rent, and a security deposit to secure a new apartment - often equal three months of rent due at signing. MAPC’s Rental Listing Database, which collects rental listings from online rental platforms, can provide median rental prices for MAPC municipalities and neighborhoods. Two-bedroom median rents for the Third Suffolk district suggest that an appropriate moving cost estimate in that district would be between $8,000-$10,000.
| Median Two-Bedroom Rent (2024) |
Estimated Moving costs (First, Last and Security) |
|
| Boston | $3,150 | $9,450 |
| Revere | $2,600 | $7,800 |
| Winthrop | $2,850 | $8,550 |
Table 2. 2024 median 2-bedroom rents in the Third Suffolk district, and estimated moving costs needed for relocation within the district. Source: MAPC Rental Listings Database.
With these new protections in place, fewer residents may have to make an unexpected move when their unit is sold or turned into condos, and there would be opportunities for financial support if they do leave their units. MAPC and housing advocates across the Commonwealth have the opportunity educate municipalities and residents about these expanded rights to protect vulnerable renters.
With these new protections in place, fewer residents may have to make an unexpected move when their unit is sold or turned into condos, and there will be opportunities for financial support if they do leave their units.
Maximizing Expanded Protections Through Local Action
MAPC and housing advocates across the Commonwealth have the opportunity to educate municipalities and residents about these expanded rights to protect vulnerable renters. MAPC encourages municipalities to take actions to ensure renters are aware of these expanded protections.
- Local Ordinance Review. If your city or town already has a local condo conversion ordinance, review your existing language to ensure alignment with the expanded state protections, namely to ensure protections apply to two- and three-family buildings. Ensuring local regulations reflect 2024 changes will help protect more renters and advance housing stability.
- Data Collection. To continue to assess the impact of the condo conversion law, municipalities should collect data on recent or historical condo conversions, including the number of units converted, number of rental units lost, and any relevant trends that could be shared with MAPC or the Executive Office of Housing and Livable Communities for policy evaluation.
- Build on Statewide Protections. Cities and towns have the ability to explore additional local regulations that further safeguard renters and address local housing trends. Expanded protections could include:
- extending notice periods (currently minimum 1 year and 2 years for adults aged 62 or older, households earning below 80% AMI, or people with disabilities)
- Extending lease lengths (currently minimum 2 years for all and 4 years for seniors, low income or people with disabilities)
- Increasing relocation assistance amounts
- Adding rent stabilization measures during the conversion process (possibly lowering the cap on rent increases from 10%)
- Right for the tenants to assign their right of first refusal
MAPC’s Housing Team is available to provide technical assistance to help municipalities implement the expanded state law and update or create new local regulations.