13 Key Proposals for Fair and Stable Rental Housing Solutions In New Hampshire

1. Mandatory Mediation Before Eviction

• Require landlords and tenants to engage in state-funded mediation before filing for eviction. This step would:

  1. Resolve disputes amicably, saving landlords and tenants time and legal costs.

  2. Reduce unnecessary evictions and keep tenants housed while landlords recoup rent or negotiate better terms.

2. Tax Incentives for Small Landlords

• Provide financial relief to mom-and-pop landlords who offer affordable rents or work with tenants facing hardships. Possible incentives include:

  1. Property tax breaks for landlords who cap rent increases below inflation.

  2. Grants for landlords who participate in mediation programs or retain long-term tenants.

3. Standardized Lease Agreements

• Develop statewide lease templates, similar to NHAR’s purchase and sale agreements, ensuring clarity and fairness for both landlords and tenants. These leases could include:

  1. Transparent terms for renewal, non-renewal, and termination.

  2. Pre-set notice periods for lease changes.

  3. Balanced protections for both parties.

4. Expand Rental Assistance Programs

• Address the root cause of many evictions: financial instability, by:

  1. Increasing funding for emergency rental assistance programs to cover temporary hardships.

  2. Ensuring landlords get paid while keeping tenants housed.

5. Streamlined Evictions for Problem Tenants

• Address landlords' concerns about "bad actors" by:

  1. Creating a faster eviction process for tenants engaging in illegal activities, property damage, or chronic nonpayment.

  2. Balancing this with safeguards to prevent misuse (e.g., requiring proof of violations).

6. Graduated Notice Periods for Non-Renewals

• Introduce tiered notice periods for lease terminations based on the length of tenancy:

  1. 60 days for tenants renting less than a year.

  2. 90 days for tenants renting 1–3 years.

  3. 120 days for tenants renting more than 3 years.

• This balances landlords’ need for flexibility with tenants’ need for stability.

7. Relocation Assistance for No-Cause Evictions

• Require landlords to provide relocation assistance if tenants are evicted without cause. Assistance could include:

  1. Paying a portion of moving costs.

  2. Providing temporary housing vouchers for displaced tenants.

8. Incentives for Housing Supply Expansion

• Address the housing crisis by encouraging new construction or rehabilitation of rental units through:

  1. Tax breaks or zoning incentives for developers building affordable housing.

  2. Grants for landlords renovating older units to keep them in the rental market.

9. Owner Occupancy and Market Withdrawal

• Streamline procedures for landlords who want to occupy their properties, move in family members, or take units off the rental market by:

  1. Requiring advance notice (e.g., 120 days).

  2. Offering relocation assistance for tenants who are displaced.

10. Strengthened Protections Against Arbitrary Terminations

• Prevent retaliatory or discriminatory lease terminations by requiring landlords to:

  1. Document valid reasons for non-renewal.

  2. Demonstrate compliance with anti-discrimination laws.

11. Education for Landlords and Tenants

• Fund programs to educate landlords and tenants on their rights and responsibilities through:

  1. Workshops for landlords on lease drafting, legal compliance, and dispute resolution.

  2. Resources for tenants on understanding leases, resolving disputes, and accessing assistance.

12. Housing Stability Programs

• Introduce programs aimed at housing retention, such as:

  1. Financial counseling for tenants to manage rent-related expenses.

  2. Support for landlords to navigate financial difficulties (e.g., rental income insurance or state-funded safety nets).

13. Create a Rental Registry and Oversight System

• Develop a statewide rental registry to track evictions, tenant turnover, and housing availability. This would:

  1. Help identify patterns of misuse (e.g., landlords filing frequent no-cause evictions).

  2. Provide valuable data to shape future housing policies.