[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6522077,"mediaKeyId","5075210-144535742fd2d50b3e9662954806cd1b","parentId",5075210,"title","Board returns Massachusetts Avenue rent-increase application as incomplete; landlord told to document refund and operating-cost items","audioSeconds",0,"startMs",11686000,"endMs","viewUrl","/Search/View?dp=1&key=5075210-144535742fd2d50b3e9662954806cd1b&start=11686&end=11686","thumbnailUrl","https://assets.pipeline.soar.com/5075210-144535742fd2d50b3e9662954806cd1b/thumbnail_11686000.jpg","articleUrl","/articles/6522077/Portland/Cumberland-County/Maine/Board-returns-Massachusetts-Avenue-rent-increase-application-as-incomplete-landlord-told-to-document-refund-and-operating-cost-items","mediaUrl","https://secure.pipeline.soar.com/6522077-10ee1ee5d0ac141c66e123eae0059629/orig.mp4?Expires=1770448367&Signature=gACzSvyCbLpQhg8TvhdUyAUIRCJRsw0WUQ0nGAi5DkkdBEsG2mjPsz3x9nxAHn-fsbOJlIA-O-jmX18Zs66yFq4E7UrycpSH~Oa6lgGRVEh8JCzvKX6jcMzWsaHMcJvC8mjvEnUBVw4a7o15FB7Tgw97Yj5VIA2Ge1JTGlArtLt~YKyusJuaGgf8qsZ~GLTYlNlk7ibLtr9PF22FcqCFzr53sj4r~JXpUM9LCrX2Uz9A4goCqU9v7AjINjd9YGB8fB3L-HdlP86mo3YTL2oi-cYNeRny2cSz36mYf9LulcfsKWENGpGoZwKR8R1sdSjzAwc4whGquYlVXAAb6PkOkA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Portland, ME","date","2025-06-25T00:00:00Z","article","The Portland Rent Board on June 25 returned an application for a rent increase at 142 Massachusetts Ave to the applicant for additional documentation, after staff and board members identified missing evidence related to a licensing notice of violation and the applicant’s operating-expense claims.

Owner Tim Trujillo told the board he and his partner purchased the property in late 2024 and completed some renovations. The board and staff discussed a licensing notice of violation that alleged the landlord had charged unlawful rent; the applicant stated he would issue credit to the affected tenant and that a new lease at a corrected rent had been signed and delivered the morning of June 25. The board asked the applicant to provide documentary proof of that tenant credit and the signed lease.

Why it matters: The board said it could process the application but needs reliable documentation of past overcharges (credit records) and of operating expenses (invoices or vendor statements) to verify the owner’s cost claims and to compute any banked rent or refunds. Because the applicant acquired the property in December 2024 and most expenses on the application were incurred in 2025, the board discussed whether to treat the filing as a 2024 application or to let the applicant resubmit a 2025 application once a full year of records is available.

What the board did: By unanimous vote the board returned the application as incomplete. The board’s staff will send an itemized checklist to the applicant. The applicant was advised to: provide evidence of the credit back to tenants for the notice-of-violation overcharge; submit itemized operating-expense totals and vendor invoices for the current application year; provide insurance and tax invoices and management-service statements; and, where payments were by Venmo or checks for a single contractor, obtain a single vendor invoice or other vendor statement to show the total paid. The board noted staff can calculate any available «banked» increases and advised the applicant to meet with staff about timing for a possible resubmission.

Ending: The applicant said he would confer with his property manager and the title company and return with additional documentation; staff will record the incomplete filing and will assist with timing and next steps to schedule a public hearing once the application is complete.","mediaType","Video","parentTitle","Remote Rent Board Meeting - June 25, 2025","oneSentenceSummary","The board returned the application for 142 Massachusetts Ave to the applicant as incomplete, requesting proof of tenant credits for an overcharge, vendor invoices, and operating expense documentation; staff will provide a checklist and the applicant may resubmit when materials are ready.","taxTitle","Portland, Cumberland County, Maine","taxId",2582,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6522082,"Howland Street landlord told to provide invoices, ledger details; public hearing set for July 23",3933,7712000,11645000,"/Search/View?dp=1&key=5075210-144535742fd2d50b3e9662954806cd1b&start=7712&end=11645","https://assets.pipeline.soar.com/5075210-144535742fd2d50b3e9662954806cd1b/thumbnail_7712000.jpg","/articles/6522082/Portland/Cumberland-County/Maine/Howland-Street-landlord-told-to-provide-invoices-ledger-details-public-hearing-set-for-July-23","https://secure.pipeline.soar.com/6522082-d010c9d57eb97fa7bb1bb121477a24ff/orig.mp4?Expires=1770448367&Signature=fILfBLatvnTPqxtuTlt~mnnUIo~C816rXcszwXSqnafXnqPVnZiJFd0DDnTJXgdBBrF9jPcA4QYg0UzV~4gvKr6rrrmCgf3-rF1SK-ljkp5sPWm6qrpUyU0OE0PADtdT1dHOGSdJH5o6566QJHMfqPK8jgt2ghlVy11s5tq49EMiXuYUoNMrYH~7UXEtYsEXL8g9CSBfV4aclngECZntG8UgZeOM2X223X1dBdLwTE5j02t4Yat8aA9UUNTmURBcIowK2a4rguxT5HTQAX2BwSZGqsZyJt1dCSNLtFVvoLExTE5njX9qErdyXc9LuErVWvFfNe6nEIa~iMH-8k6nhw__&Key-Pair-Id=KUT5TJCACFTXG","The board conducted a completeness review on June 25 for a rent-increase application affecting three units at 9 Howland Street. Applicant representative Kieran said he prepared the application on behalf of the property owner and used an internal method to estimate a base-year operating profile because the applicant lacked prior-owner expense ledgers.

Board members requested additional supporting documents for both the base year (the municipal base-year fields referenced 2020) and the current application period: itemized receipts or invoices for repairs and maintenance, insurance invoices with policy and coverage dates, property tax bills and management service statements. Board members flagged the repairs category as especially important and asked that any capital improvements be documented with vendor invoices and not only bank statements; they advised applicant to obtain vendor invoices or a single vendor statement summarizing payments, which would help the board determine whether expenses should be amortized.

Why it matters: Completeness checks protect tenants and owners by ensuring the board has adequate documentation to verify claimed operating-cost changes before holding a public hearing and making a decision that could alter legally chargeable rent.

What the board did: The board found the application conditionally complete and scheduled a public hearing for July 23, 2025, provided the applicant submits the requested materials by July 9. Staff will send a written checklist of requested documents. The board noted the applicant’s explanations of capital work (porch decks, window and washer/dryer) and requested vendor evidence for those items.

Ending: The applicant agreed to supply ledgers and vendor invoices where available; the board reiterated that providing clearer documentation will make the hearing and possible decision smoother and reduce the risk that line items are disallowed.

","At a completeness review for 9 Howland Street (Units 1–3), the applicant provided initial documentation; the board asked for additional invoices and itemized ledgers for repairs, insurance and tax items and set a conditional public hearing for July 23 pending submission of materials by July 9.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6522087,"Rent board schedules public hearing for Saunders Street rent increase after applicant provides additional invoices",3305,3958000,7263000,"/Search/View?dp=1&key=5075210-144535742fd2d50b3e9662954806cd1b&start=3958&end=7263","https://assets.pipeline.soar.com/5075210-144535742fd2d50b3e9662954806cd1b/thumbnail_3958000.jpg","/articles/6522087/Portland/Cumberland-County/Maine/Rent-board-schedules-public-hearing-for-Saunders-Street-rent-increase-after-applicant-provides-additional-invoices","https://secure.pipeline.soar.com/6522087-f10b4f7b24830407d296c5fa15ff7f45/orig.mp4?Expires=1770448367&Signature=FfMy5OMNMy9~QyA3nF2rvax2sCR9DN6vXYswdP5whAT16VAclEHo3AVSdSf6oeniLTU3c9xiVE6-A4tYSF5NoguP8LC7A188yA82vbjwBYycIKroozjfo8HowTHA5WRbMihaKXXYtxy3KI7XsNtTi5OJ~i8BIRcuEXA1-PGmudna1wznlseCYAgY-jA3GTPDVN2aYHq1RZo-32clYbqGoZrycCutIiwvmJlFZzHayM0Wz0cH47~n1KhPXmiVtmLnzXYh0dv8nUFK3D00L0NL3IAFePyGPbqC0D7L5E7Gr6jlrLPVtQECLr7n6VbzbQyRmDZGPSpmHtc8dRAP-d7~bw__&Key-Pair-Id=KUT5TJCACFTXG","The Portland Rent Board on June 25 conducted a completeness review of a revised rent increase application for 23 Saunders Street. The applicant had amended the original Unit 5 application to seek increases for the full property.

Applicant representative “Volley” told the board he had supplied a breakdown of utilities, insurance, property tax and owner-performed labor and had provided capital improvement descriptions. Board members requested additional documentation showing base-year expenses (2019) and the application year (2023), specifically itemized invoices or ledgers for repairs and other operating categories, and management-fee breakdowns for both years. The board asked the applicant to provide gas, electric, water and insurance bills/invoices for 2019 if available and to give more detail on repair-line items and receipts that support the $4,000+ repair total noted for 2023.

Why it matters: A completeness determination is a preliminary legal step required before a public hearing. The requested documents are intended to allow staff and the board to verify operating expense changes and to determine whether any capital expenditures should be amortized rather than treated as ordinary repairs.

What the board did: The board granted a conditional completeness finding and scheduled a public hearing for the board’s July 23, 2025 regular meeting, provided the applicant supplies the requested materials by July 9. Staff will send a written list of required items to the applicant. The board noted an audit had been opened by Licensing & Housing Safety the prior week and that additional audit findings could be available before the hearing.

Ending: The applicant agreed to submit itemized ledgers, invoices and utility bills as available and to work with staff to resolve any gaps. The board will revisit completeness if requested documents are not provided by the July 9 deadline.","The rent board found an amended application for 23 Saunders Street (Unit 5, revised to whole-property application) incomplete pending invoices and itemized ledgers for base-year (2019) and application year (2023) expenses; public hearing set for July 23 if documents are submitted by July 9.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_46":104,"_48":105,"_50":106,"_52":107,"_54":55,"_56":57,"_58":108,"_60":61,"_62":63,"_64":109,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6522091,"Rent board forms two-member subcommittee to review tenant notice form and referral to city committee",894,153000,1047000,"/Search/View?dp=1&key=5075210-144535742fd2d50b3e9662954806cd1b&start=153&end=1047","https://assets.pipeline.soar.com/5075210-144535742fd2d50b3e9662954806cd1b/thumbnail_153000.jpg","/articles/6522091/Portland/Cumberland-County/Maine/Rent-board-forms-two-member-subcommittee-to-review-tenant-notice-form-and-referral-to-city-committee","https://secure.pipeline.soar.com/6522091-2e02251aa81111b5b1b60c487d203779/orig.mp4?Expires=1770448367&Signature=laBMyjAV25I9EZ7WY02wurC9TPrG8de7iFANCJHEUcfng8kJCq2eUC-atZvZyXuecJcJe8ndRR-HaccdffWuBgh5jZqwKfMMyCr2LtBlgBKDN8bBmciwM09Q3y2sguP6ptcNAL2DAW2nw8fwZAO-86m8Zw-2k9qaj~j1v4vt2g~nKvUBrEI~TRRo-b4UEGD3Z~s048ZxLU0cksdkReBVkbuU-AZmCI4bb6eBBZqXwKmevWCETraajv0TZSZY5WJWSi9zolF181ER6icnnRKU5J91XipBiOQI6OO~dfrAo1-CVbyD6m767odEjT4xExxh58Rh4~erZJ8oGCDFRpasUQ__&Key-Pair-Id=KUT5TJCACFTXG","The Portland Rent Board on June 25 voted to refer a written public comment about rent increase notices to a subcommittee of two board members for further investigation and recommendation.

The board discussed whether the city ordinance requires a tenant signature on a landlord’s rent-increase notice and whether the board’s example form or best-practice guidance should be revised to strengthen proof of notice. Board members noted the Housing and Economic Development Committee of city council (HEDC) is also reviewing related procedural and legal issues involving rent notices, and suggested coordination.

Why it matters: The change would not by itself alter city law. The rent board’s form is a suggested template only; any binding change to notice requirements would require city council or voter action if the ordinance is altered. The subcommittee’s work could produce a clearer model form and a memo to HEDC recommending procedural or legislative solutions.

What the board did: By unanimous vote the board referred the item to a two-member subcommittee. Board members Austin and Matthew Lacks volunteered to serve; Laura also volunteered to help if needed. The board directed staff to provide the subcommittee with relevant background and to track HEDC agendas for related action (noted upcoming HEDC meeting dates were July 1 and July 15). The board also suggested the subcommittee consult city corporation counsel before finalizing any formal recommendations.

Ending: The board’s motion recorded a plan for the subcommittee to review options — including requiring certified mail, updating the board’s example form to incorporate a clearer acknowledgment of receipt, or drafting a request for HEDC — and to report back at a future meeting.","The Portland Rent Board voted to form a two-member subcommittee to draft suggested edits to the rent increase notice and related procedures and to coordinate with the city Housing and Economic Development Committee (HEDC).",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_46":116,"_48":117,"_50":118,"_52":119,"_54":55,"_56":57,"_58":120,"_60":61,"_62":63,"_64":121,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6522095,"Portland Rent Board approves decisions on three landlord cases; fines and rent rollbacks ordered in one appeal",2320,1704000,4024000,"/Search/View?dp=1&key=5075210-144535742fd2d50b3e9662954806cd1b&start=1704&end=4024","https://assets.pipeline.soar.com/5075210-144535742fd2d50b3e9662954806cd1b/thumbnail_1704000.jpg","/articles/6522095/Portland/Cumberland-County/Maine/Portland-Rent-Board-approves-decisions-on-three-landlord-cases-fines-and-rent-rollbacks-ordered-in-one-appeal","https://secure.pipeline.soar.com/6522095-47d298fd3641010726456b45b13f4e83/orig.mp4?Expires=1770448367&Signature=UgdyTOMd5-O9iGYf2ar8JaWH44um~EpfQst6G2s5DQ-aX~d1RxX-LFBoM0cu3iaHBWPV83z9KSp3mJVSY4euprAj0GzsBpzAybewOAUSb6xFtaeV1BS44wRuzqLeJnYb2Zjl7IJUjE0UXyFB8AnX091xEjUU~V4~M7BXcVuUI-RwCROA2B~850OmL24p36vI-r8YKocdnHzgwKsKcGVn-YsMAh4QBOzZrSU57MH8dIMSf1MOEz33-H-qBkdmC5V9~tkMLVddqb4SP8FArrIsI~ryxpMF-p3NS0d6dGILh25zDIzZJUsg4dr4N66GeYRJaKdSRMyPS-hpZd5ReCGBrA__&Key-Pair-Id=KUT5TJCACFTXG","The Portland Rent Board on June 25 adopted written decisions in two landlord applications and issued multiple sanctions after hearing an appeal over conditions and alleged overcharges at 655 Congress Street.

The most consequential rulings affected 655 Congress Street, where the board found the landlord in substantial noncompliance, ordered banked rents forfeited, directed that rents be rolled back to the last compliant level and ordered a civil fine. The board also adopted findings and decisions for 29 Paris Street and a consolidated decision covering 63, 65 and 69 Grant Street.

Why it matters: The board’s findings in the 655 Congress Street appeal included remedies commonly used in Portland’s rent code — forfeiture of banked increases, rollbacks to the last compliant rent level and civil penalties — and will affect tenant refunds and any future rent notices for that building. The consolidated decisions on Grant Street and the Paris Street decision resolve landlord applications the board had been processing and set the legal base for future rent adjustments at those properties.

What the board decided
- 29 Paris Street: The board voted to approve and adopt the proposed decision and findings as presented by counsel and staff. Motion to adopt was moved and seconded and carried unanimously by the members present.

- 63, 65 and 69 Grant Street (consolidated decision): The board adopted a single decision consolidating findings for three buildings owned by the same owner. Counsel framed the consolidated format as preferable for readability when identical ownership and overlapping housing service costs are at issue. The motion to adopt passed unanimously.

- 655 Congress Street (appeal): After a contested review the board took several formal actions that were each moved, seconded and carried by the members present:
• The board found that a tenants’ organization (Trelawny Tenants Union) had standing to press the rights of all tenants at 655 Congress Street under Section 6-2-43(a) of the municipal rental ordinance. The motion carried by recorded vote.
• The board found 655 Congress Street LLC in substantial noncompliance with Section 6-2-34 (B and C) for a period the board specified up to the public hearing date of May 28, 2025.
• The board ordered forfeiture of banked rent at 655 Congress Street effective Dec. 1, 2022, through May 28, 2025.
• The board ordered rents rolled back to the last compliant rent level charged on or before Dec. 1, 2022 (or otherwise shown in licensing/housing safety records), and ordered that any rent collected above that level be refunded to tenants of affected units.
• The board assessed a civil fine of $120,000 against the landlord, computed from a board formula described in the motion (433 months at $2.50/month plus 47 additional violations at $2.50 each, as adjusted and recorded in the motion).

Each of those motions recorded an affirmative vote from the members present. The board noted that some housing inspection notices of violation related to the property remain under appeal in court; board counsel and staff clarified the board must still adjudicate the appeal on the record before it even if related notices are under separate administrative or judicial review.

What the votes mean next: The 655 Congress Street rulings require staff follow-up to calculate precise refund amounts per unit and to implement the forfeiture and fine. The board’s decisions are subject to any independent appeal channels available under the municipal code and state law.

Ending: The board recorded motions and roll-call votes on the record and instructed staff and counsel to prepare final decision forms reflecting the board’s findings and remedies.

","At its June 25, 2025 meeting the Portland Rent Board issued decisions on multiple landlord rent cases, including consolidated findings for Grant Street properties, an adopted decision for 29 Paris Street, and a set of sanctions and rollbacks in the appeal for 655 Congress Street.","actionData","errors"]

Article not found

Board returns Massachusetts Avenue rent-increase application as incomplete; landlord told to document refund and operating-cost items

Howland Street landlord told to provide invoices, ledger details; public hearing set for July 23

Rent board schedules public hearing for Saunders Street rent increase after applicant provides additional invoices

Rent board forms two-member subcommittee to review tenant notice form and referral to city committee

Portland Rent Board approves decisions on three landlord cases; fines and rent rollbacks ordered in one appeal