42 Eagle Street, Unit 2B · Marcus Bell & Alana Bell
This packet organizes your records for review with your attorney. It is documentation, not legal advice — Massachusetts summary process has strict procedural requirements that an attorney should confirm before you file.
Grounds for eviction
Required notice: 14-day notice to quit (M.G.L. c.186 §11 lease / §12 tenancy at will)
Proceed with caution
Nothing is disqualifying, but the flagged items below are openings a tenant's attorney will use.
No open habitability, safety, or utilities items. Your compliance record rebuts a conditions defense.
Deposit paperwork is in order. §15B is the most mechanical defense to defeat — your records do that.
All 2 logged requests resolved (2 with completion dates). This is your proof of upkeep duty.
2 repair reports in the last 6 months (most recent: Dripping kitchen faucet). An eviction following tenant complaints is presumed retaliatory — your grounds must stand on their own and predate or clearly outweigh the complaints.
No notice document uploaded. Serve the required notice and upload it with proof of service — a defective or missing notice ends the case before the merits.
Fix this →Rent is currently marked Paid — non-payment grounds look weak on your own records. Confirm the unpaid rent before filing on this basis.
Recover the rent — before you file
Most nonpayment filings never end in a move-out, and an eviction runs you $3,500–$10,000. RAFT pays overdue rent directly to you, up to $7,000 — assemble the packet here.
Rent owed (est.)
$1,450
$1,450/mo · ~1 mo
RAFT covers
$1,450
the full balance
An eviction instead
$3.5k–$10k
legal · turnover · vacancy
On a Section 8/MRVP voucher unit, only the tenant's share is actually at risk — the housing authority already covers the rest. Confirm the balance reflects their copay, not the full contract rent, before assembling the packet.
Automated rent follow-ups
Autopilot offStatutorily safe — never a late fee before day 30 (§15B(1)(c)), never an auto-filing. Both messages already point the tenant to RAFT.
RAFT packet checklist
Statement of rent owed
Assembled below from the rent records on file — attach it to the application.
Signed W-9 for the payee
We pre-fill the legal name and entity; you add the TIN and signature. RAFT pays this payee directly.
Payee: Berkshire Property Holdings LLC (llc) · TIN ••••4417
Current lease or proof of tenancy
The signed lease, or a tenancy-at-will statement showing the monthly rent.
Proof of ownership
A deed, tax bill, or mortgage statement for the premises.
Tenant's RAFT application
The tenant applies at applyhousinghelp.mass.gov. Use the message below to hand it off.
STATEMENT OF RENT OWED Premises: 42 Eagle Street, Unit 2B Tenant: Marcus Bell As of: July 26, 2026 Monthly rent: $1,450 Approximate months in arrears: 1 Total rent owed: $1,450 This statement is drawn from rent records kept in the ordinary course of managing this tenancy. Confirm the exact balance against your ledger before submitting.
Help covering the rent — RAFT can pay it directly Hi Marcus Bell, If money is tight right now, Massachusetts has a program called RAFT that can pay overdue rent for 42 Eagle Street, Unit 2B — up to $7,000 — directly to us. It's assistance, not a loan, and it lets us put this behind us. To start, apply here: https://applyhousinghelp.mass.gov You'll need a photo ID, proof of income, and a short note on the hardship. As soon as you apply, I'll submit my part (a W-9 and the rent statement), so please tell me once you've started — there's a short window to get my paperwork in. Happy to help with any of it. — Wursten & Co.
RAFT is administered by Massachusetts EOHLC; eligibility depends on the tenant's household income (≤50% AMI), which they confirm in their application. Program details. Goodstander prepares the paperwork; it doesn't decide eligibility.
This is a preview. Sign in to your workspace to start a tracked packet and its 21-day deadline.
Keep them in the unit — a repayment plan
No fees, no interest — this reschedules the same rent owed. While an active plan is being honored, this guards the nonpayment notice — a plan on schedule is a case that's curing itself.
On a Section 8/MRVP voucher unit, only the tenant's share is actually at risk — confirm the total reflects their copay, not the full contract rent, before proposing.
No late fee or interest is ever added — M.G.L. c.186 §15B already bars a late fee before rent is 30 days overdue, and stacking a fee on a plan defeats the point. This is documentation, not legal advice.
This is a preview. Sign in to your workspace to propose and track a repayment plan.
Massachusetts Housing Court · Summary Process
Required notice: 14-day notice to quit (M.G.L. c.186 §11 lease / §12 tenancy at will)
Monthly rent $1,450 · current status: rent paid
No in-app payment records. Attach bank statements or ledger maintained elsewhere.
| Reported | Issue | Priority | Origin | Resolved | Days |
|---|---|---|---|---|---|
| May 28, 2026 | Smoke detector chirpingLow-battery chirp from the hallway detector. | Medium | Logged by landlord | May 29, 2026 | 1 |
| Jun 5, 2026 | Dripping kitchen faucetFaucet drips steadily even when fully closed. | Medium | Logged by landlord | Jun 17, 2026 | 12 |
| Category | Requirement | Status | Due |
|---|---|---|---|
| Safety | Smoke & CO detector certificateAnnual fire dept. inspection certificate (M.G.L. c.148 §26F). | Compliant | Jan 4, 2027 |
| Disclosure | Lead paint disclosure (pre-1978)Tenant Lead Law Notification & Certification on file. | Compliant | — |
| Insurance | Landlord liability insurance currentPolicy active through next renewal. | Compliant | Nov 10, 2026 |
| Deposit | Annual deposit interestInterest current — paid/credited through 2026-03-01 at 5.00%/yr. | Compliant | Mar 31, 2027 |
| Deposit | Security deposit in separate escrowHeld in Greenfield Co-operative Bank ····4417, interest-bearing. | Compliant | — |
| Date | From | Via | Message |
|---|---|---|---|
| Jun 5, 2026, 12:12 PM | Tenant | App | Hi, the kitchen faucet is dripping again. |
| Jun 5, 2026, 1:01 PM | Landlord | App | Thanks for letting me know — I'll send a plumber this week. |
| Jun 6, 2026, 11:40 AM | Tenant | App | Great. Mornings work best for me. |
| Jun 6, 2026, 11:41 AM | Tenant | App | Also, can I get a copy of my lease? |
| Jun 17, 2026, 12:46 AM | Landlord | App | Perfect — I'll aim for a morning slot and confirm the day/time with you by tomorrow. I'll also get that lease copy to you right away. |
| Document | Type | Uploaded | Size |
|---|---|---|---|
| Lease_2026.pdf | Lease | Jan 4, 2026 | 1.2 MB |
| MoveIn_Inspection.pdf | Inspection | Jan 6, 2026 | 640 KB |
| Renters_Insurance.pdf | Insurance | Jan 10, 2026 | 320 KB |
Attach the documents themselves behind this inventory when filing.
I, ____________________, certify that I am the owner or authorized agent for the premises at 42 Eagle Street, Unit 2B, and the custodian of the records in this packet. These records were made in the regular course of managing this tenancy, at or near the time of the events they describe, and it was the regular course of that business to make such records (G.L. c.233 §78). The records were exported from Goodstander on Jul 26, 2026, 11:29 PM without alteration; the content fingerprint above can be used to verify integrity.
Prepared with Goodstander (goodstander.com) · This packet is organized documentation, not legal advice. Consult an attorney before filing.