Transcript Highlights:

• First is to amend to restrict vehicles of 10,000 pounds from the left lane on roads with three or more
• Number two: also restrict vehicles actively towing another vehicle or trailer.
• Number two, also<00:25:52.320><c> restrict</c><00:25:52.720><c> vehicles</c><00:25:53.200><c> actively
• </c><00:25:53.600><c> towing</c> also restrict vehicles actively towing also restrict vehicles actively
• what is speed restrictions and what is outlined<00:27:28.320><c> authorized.

Committee: Senate Energy and Intergovernmental Affairs

Summary: The joint committees heard House Bill 344 HD1, which would require new buildings to include electric vehicle charger-ready parking stalls. Testimony was overwhelmingly in support from the State Energy Office, Department of Accounting and General Services, the Disabilities and Communication Access Board, and others. Members asked about cost and infrastructure impacts; the State Energy Office said the added cost would likely be modest if planned from the start, but that electrical capacity remains a key challenge for expanding EV charging. The chairs proposed two amendments: extending the bill to cover on-grade parking lots and adding language for Level 1 or Level 3 charging when appropriate. After discussion, both committees voted to pass HB 344 HD1 with amendments. In the Energy and Intergovernmental Affairs committee, the chair voted aye, one member voted with reservation, and excused members were noted; the Government Operations committee also passed the measure, with one aye vote and one vote with reservations. The committees also heard House Bill 10001 HD1 SD1, relating to the Maui wildfire settlement trust fund. The Governor’s Office, Attorney General’s Office, Maui County, and the Tax Foundation testified in support. Members questioned Hawaii Electric Industries’ ability to fund its share of the settlement and whether the state should pay first or in tranches. The chair proposed amendments requiring all defendant parties to submit payment plans and proof of ability to pay, and requiring non-state defendants to fund their shares into escrow before the state releases its share. The committee adopted the amendments and passed the bill unanimously by the members present. Later, the committee deferred action on House Bill 229 HD1 until March 20 for clarification on amendments, then passed House Bill 860 HD1 with amendments addressing liability for limited resurfacing of disputed roads, and passed House Bill 1161 HD2 with amendments concerning highway fund use, formula calculations, and EV-related county fees.

Transcript Highlights:

• So it really restricts our youth who are eligible to vote in their first election.
• So it really restricts our youth who are eligible to vote in their first election.
• It really restricts them of their ability to pick their chosen candidate in a primary.
• It really restricts our youth who are eligible to vote in their first election.
• It really restricts them of their ability to pick their chosen candidate in a primary.

Committee: Joint Joint Committee on Election Laws

Summary: The House Committee on Election Laws, chaired by Dan Hunt and co-chaired by Senator Keenan, held a hearing on 27 bills with testimony limited to three minutes per speaker. The main policy theme was expanding youth participation in elections. Senator O'Connor testified in support of Senate Bill 526 and House Bill 854, which would allow 17-year-olds to vote in a primary if they turn 18 before the general election. Lawan Allen of Vote 16 USA also supported bills to lower the voting age, arguing that youth voting becomes habitual, can increase turnout more broadly, and is already in place in several cities and states. Robin Chen, the lead petitioner for S. 508 and H. 814, gave extended testimony in favor of children's right to vote, saying children are affected by government decisions and should have a voice. Representative Sousa raised concerns about misinformation and the vulnerability of younger voters, but Chen responded that misinformation affects adults too and pointed to historical civil rights activism by children. Several local election-law measures were also discussed. Cynthia Hogan, Brockton’s elections director, supported a bill requiring candidates for local office to have lived in the city for a year, saying people have sometimes used business addresses or other questionable claims of residency to run for office. Representative Suzy testified in favor of H. 872, a Pembroke home-rule petition to reduce the signature threshold for a recall petition from 20% to 10% of registered voters, describing the change as a response to low-turnout local elections and not aimed at any current official. Representative Gallagher supported two Bridgewater home-rule petitions: one establishing a recall process for elected officials and another creating term limits for town councilors, both of which had been approved by the town council and would still require voter ratification in Bridgewater if adopted by the legislature. The hearing concluded without any bill votes or committee actions beyond accepting testimony. The chair noted that written testimony would continue to be accepted until action is taken on the bills, and the committee adjourned after no further witnesses came forward.

Transcript Highlights:

• , the registration of travel retailers, provisions about travel administrators, sales practice restrictions
• operating virtual currency kiosks, including establishing a daily transaction limit of $2,000, restrictions
• This would remove the restriction on the amount of fees and charges that could be charged to customers
• virtual currency kiosks, including establishing a daily transaction limit of $2,000, including restrictions
• This would remove the restriction on the amount of fees and charges that could be charged to customers

Summary: The Consumer Protection and Business Committee met on February 25, 2026, received a staff briefing on eight bills, and discussed several proposed amendments before taking action on four measures after caucus. The briefing covered bills on insurance disclosure and wildfire risk modeling (SB 5928), travel insurance regulation (SB 6248), wildfire preparedness grants and insurance eligibility (SB 6079), insurance fraud enforcement (SB 6031), assignment of post-loss insurance benefits (SB 6178), mortgage modification safe harbors (SB 5831), real estate marketing restrictions (SB 6091), and virtual currency kiosk consumer protections (SB 5280). Members also asked about the “Beckett’s Law” title amendment and whether amendments to the virtual currency kiosk bill conflicted; staff said the amendments generally could be reconciled, though some policy differences remained. After recess, the committee deferred action on SB 5928, SB 6079, SB 6031, SB 6178, and SB 5280, and then voted to report Substitute Senate Bill 6248, the Washington Travel Insurance Act, out of committee with a do pass recommendation. Members spoke in support of the bill as a consumer protection measure and a benefit to the travel insurance industry. The committee then reported Senate Bill 5831, the Uniform Mortgage Modification Act, out with a do pass recommendation after members said it would preserve mortgage priority in certain modifications and noted the bill’s title-company-supported change. The committee next considered Substitute Senate Bill 6091, which would prohibit real estate brokers from marketing residential property to exclusive groups of buyers or brokers except for health and safety reasons. Representative Corey withdrew the amendment naming the act “Beckett’s Law,” and the committee approved the bill on a 13-1 vote with one excused member. The chair and ranking member closed by thanking committee staff for their work, and the meeting adjourned.

Transcript Highlights:

• The bill Representative Plakon: adds certain restrictions on sex offenders regarding working, volunteering
• , or visiting a public swimming pool and adds restrictions regarding loitering, knowingly contacting,
• complex, there is Ranking Member: a central swimming pool in the complex and it doesn't have an age restriction
• Witness: The bill reaches backwards and imposes new severe housing restrictions on more than 20,000 people
• Witness: 20 states abandoned registry restrictions because they have no impact on prevention, threaten

Transcript Highlights:

• supervision, some of that clarity we were looking to update this year was having a two-to-one ratio for restricted
• This year was having a two-to-one ratio for restricted use pesticide, but still allowing for more non-licensed
• they've got other handlers with them, non-certified personnel, whether it's a general use or a restricted
• Whether it's a general use or a restricted use, there's going to be a ratio associated with that.
• just size of crew like I just said, first is almost everything that's used, in my opinion, is a restricted

Committee: House Agricultural Affairs

Transcript Highlights:

• Furthermore, other than restricting the bill to in-network services, this bill does not...
• In essence, this policy change would grant unfettered access to the particular services, restricting
• By eliminating the restriction that currently allows only Mexican nationals to access prepaid health
• These restrictions... These restrictions have meant a cut in access for districts like mine.
• This is a really important issue for page. against restrictions on contract pharmacies.

Summary: The Assembly Health Committee met on April 22 and took up a special order of bills focused largely on prior authorization and utilization management in health care. The chair framed the discussion as part of a broader legislative effort to reduce delays and barriers to care, especially in behavioral health, chronic disease management, cancer treatment, and rehabilitation services. AB 384 by Assembly Member Connolly would prohibit prior authorization for inpatient mental health or substance use emergency admissions and related physician care; supporters said it would prevent dangerous delays in crisis care, while insurers and health plans warned about fraud, abuse, and ambiguity around residential treatment facilities. The bill was moved on a due pass as amended motion and passed the committee on a party-line style vote, with Republicans largely absent or not voting. The committee then heard AB 510 by Assembly Member Addis, which would require health plans, upon request, to provide a peer reviewer of the same or similar specialty when a treating provider appeals a prior authorization denial or modification. Supporters argued that specialty-matched review would make appeals fairer and more clinically informed; opponents said the requirement was too rigid and that timelines and electronic submission rules needed changes. After discussion about the need for timely, specialty-specific review, the bill was approved on a due pass as amended motion and placed on call. AB 539 by Assembly Member Schiavo would extend prior authorization approvals to one year or the duration of the physician’s prescribed treatment for chronic conditions; supporters cited repeated denials and treatment interruptions, while opponents raised concerns about overbreadth, fraud, and the need for shorter validity periods. The bill was also passed as amended and placed on call. The committee next considered AB 669 by Assembly Member Haney, which would bar concurrent and retrospective review for the first 28 days of medically necessary substance use disorder treatment and limit prior authorization for related outpatient medications. The bill was presented with a powerful personal story from Ryan Matlock’s mother about her son’s death after an insurer cut off treatment early; supporters said the measure would keep patients in care long enough to stabilize, while opponents argued it would reduce oversight and could allow lower-quality or non-evidence-based care. The bill was moved on a due pass as amended motion and placed on call. Finally, AB 512 by Assembly Member Harabedian would shorten prior authorization response times to 24 hours for urgent requests and 48 hours for non-urgent requests; supporters said delays can worsen outcomes, while opponents warned the timelines were unrealistic and could increase administrative burdens and safety issues. The bill was approved as amended and placed on call. AB 574 by Assembly Member Mark Gonzalez was then heard; it would allow up to 12 medically necessary physical therapy sessions for a new episode of care without prior authorization, with supporters emphasizing stroke and neurological recovery and opponents warning of reduced oversight and unnecessary care. The transcript ends during testimony on AB 574, before final action is shown.

Transcript Highlights:

• House Bill 577, as currently written, prohibits municipalities from restricting accessory dwelling units
• House Bill 577, as currently written, prohibits municipalities from restricting accessory dwelling units
• Meaning there has not even been a full year to see how restricting municipalities' ability to require
• So New Hampshire consumers are uniquely restricted from accessing innovative financing programs like
• </c><01:16:40.480><c> from</c> consumers are uniquely restricted from consumers are uniquely restricted

Committee: Senate Commerce

Transcript Highlights:

• conditions in prisons got worse, connection between incarcerated people and their families was restricted
• ... ...in prisons got worse, connection between incarcerated people and their families was restricted
• The answer is that the Commonwealth has chosen to restrict democracy by disenfranchising justice-impacted
• Restricting voting from people with a felony conviction undermines Massachusetts leadership.
• Restricting voting from people with a felony conviction undermines Massachusetts leadership and civil

Committee: Joint Joint Committee on Election Laws

Summary: The committee heard extensive testimony on S. 7 and H. 63, proposed constitutional amendments to restore voting rights to people incarcerated for felony convictions. Sponsors Rep. Erica Iderhoven and Sen. Liz Miranda argued that Massachusetts should reverse the 2000 disenfranchisement change, describing it as a recent and racially discriminatory policy that excludes thousands of residents—disproportionately Black and Latino—from civic participation. They said the amendment would put the question before voters, likely in 2028, and noted that implementation details such as domicile and where incarcerated people would register to vote would be handled separately through legislation and existing jail-based voting work. A large number of incarcerated and formerly incarcerated people testified in support, many speaking remotely from MCI Norfolk, MCI Shirley, and MCI Framingham. They said voting would affirm dignity, accountability, rehabilitation, and connection to community, and several described civic education programs inside the facilities that had helped them engage with public policy. Witnesses repeatedly characterized disenfranchisement as “civil death,” linked it to racial injustice and the legacy of slavery, and urged the committee to advance the bills favorably. A few speakers also addressed practical questions about voting location and domicile, with sponsors saying those issues are not specified in the constitutional amendment and would be worked out later. Committee members asked several questions, including whether incarcerated people would vote in the community where they were incarcerated or where they previously lived, and whether future legislation could include carve-outs based on offense type or time served. Testifiers and sponsors generally said the amendment itself does not decide those implementation questions, and some said they would oppose carve-outs. One member raised a broader moral objection about allowing people convicted of serious crimes to vote; supporters responded that punishment should not erase democratic rights and that voting can support rehabilitation and reentry. No vote or final committee action was taken during the transcript provided. The hearing also briefly included testimony on a separate matter, S. 521, a proposed ratification of the federal Child Labor Amendment. Witnesses supporting that measure warned against renewed child labor rollbacks in other states and argued Massachusetts should reaffirm protections for children and education. That portion of the hearing was separate from the voting-rights discussion.

Transcript Highlights:

• They may not exceed one year and may only restrict solicitation or recruitment of employers, employees
• Second, it restricts the use exceptions.
• Second, it restricts the use of<00:22:18.159><c> so-called</c><00:22:18.880><c> stay</c><00:22:19.200
• </c><00:23:26.960><c> solicitation</c> year and may only restrict solicitation year and may only restrict
• are reasonable and that the restrictions are reasonable and no<00:24:46.640><c> broader</c><00:24:47.039

Transcript Highlights:

• China's biotechnology strategy and the need for more restrictions on these companies.
• I'd like to clarify, too, that this does not restrict American or restrict the purchase of drones to
• intentions by restricting land ownership for certain groups.
• HB 17 restricts property purchases by citizens of hostile nations.
• None of these states have laws as restrictive as HB17.

Bills: HB17 , HB34 , HB41 , HB 118 , HB 119 , HB 127 , HB 128 , HB 129 , HB 130 , HB132 , HB133 , HB17 , HB41 , HB118 , HB119 , HB127 , HB128 , HB129 , HB130 , HB132 , HB133

Committee: House Homeland Security, Public Safety & Veterans' Affairs

Transcript Highlights:

• We're trying to protect the opportunity, and we're also trying to make sure that it doesn't restrict
• And so... ...but there are a lot of accounts that are set up that have, that are restricted.
• for new restrictions to be placed on those funds.
• is basically just saying they're no longer restricted.
• is basically just saying they're no longer restricted.

Committees: House Education , House House Education Committee of Reference

Transcript Highlights:

• They haven't restricted the selling.
• But paraquat is a restricted-use pesticide, right?
• This is why it's so restricted already in its use.
• Or once you're restricted use, they all follow the same A through Z restrictions and procedures you're
• It restricts school districts and charter schools for.

Committee: House General Laws

Transcript Highlights:

• And as I said, that is a restricted fund.
• And as I said, that is a restricted<00:15:52.240><c> fund.
• So they really just use restricted fund.
• It is restricted funds.
• This is very restrictive on what a police officer can do.

Committee: Senate Transportation

Transcript Highlights:

• It's about 55% of our state funds, and the other 45 is within restricted agency funds, which we have
• 00:46:41.920><c> have</c> account, which requires us to have account, which requires us to have restricted
• </c> restricted fund appropriations to spend. restricted fund appropriations to spend.
• out to where I'm showing the 70%, but also $1.4 billion of the state funds, which could include restricted
• I'm showing the 70%, but also $1.4 billion of the state funds, which could include restricted funds,

Summary: The Budget Review Subcommittee on Health and Family Services heard a presentation on Kentucky personal care homes from representatives of the Kentucky Association of Healthcare Facilities, Management Systems of Kentucky, and Elder Care Partners. Witnesses described personal care homes as a lower-cost, 24/7 residential option for adults with serious mental illness who do not qualify for nursing home care but need structured support, medication assistance, meals, housekeeping, transportation, and supervision. They said the homes are regulated by the Cabinet for Health and Family Services, are not Medicaid-funded, and rely on a state supplementation rate of about $50.70 per day, which they argued no longer covers operating costs because of rising food, labor, insurance, and maintenance expenses. The presenters said the sector has shrunk significantly over time, citing a drop from 64 homes in 2002 to 34 today among the homes serving this population, with 30 closures over 23 years and two more closures since August. They argued that the closures have contributed to homelessness, hospital overcrowding, and longer stays in psychiatric hospitals, and they gave examples of residents who had spent many months in hospitals before stabilizing in a personal care home. One provider also described spending more than $800,000 on capital improvements after acquiring Kentucky facilities and said reimbursement is too low to sustain safe operations. They asked for an incremental reimbursement increase over two years and said they have also proposed an assisted-living model for people with mental illness. Members asked about staffing, reimbursement, and the number of people still needing placement. The presenters said there is no requirement for licensed or certified staff in these facilities, though some homes use medication technicians and occasional LPNs. They estimated they are currently serving about 2,000 residents and said they receive roughly 30 referrals for every one person admitted, with many referrals involving people whose needs exceed the personal care home level. Senator Meredith and Representative Fleming said any funding request would need documentation of savings and corresponding budget offsets, while Representative Duval expressed support and asked about possible staffing and program improvements. The witnesses also compared Kentucky’s flat-rate reimbursement to a more individualized reimbursement model in Minnesota, saying a needs-based system would better match staffing and reduce hospitalizations.

Transcript Highlights:

• Did you say this entire project is deed restricted?
• ><c> where</c><00:49:05.760><c> safe</c> can remove age restrictions where safe can remove age restrictions
• You know, there's just a lot of zoning restrictions when it comes to building.
• ,</c><00:59:16.240><c> especially</c> laws that are restrictive, especially laws that are restrictive
• Zoning restrictions, for every Kuckian.

Summary: The committee met without a quorum and began informally, with members noting this was the final information-gathering meeting on housing before a November meeting to discuss findings and report back to the LRC. The main presentation focused on the Lexington Affordable Housing Partnership, a public-private effort supported by a $10 million state allocation. Presenters described Fayette County’s housing shortage, citing a gap of more than 22,000 units, rising home prices, and the challenge of assembling land and capital for affordable projects. The partnership explained that five local banks created a $3 million capital investment fund to buy and hold land at no interest, with deed restrictions keeping the site at 80% or below area median income and allowing the banks to seek Community Reinvestment Act credit. The first project is a 12.5-acre former Transylvania University baseball field, planned for about 242 units, including detached homes, townhouses, garden-style apartments, and senior housing. Speakers said the project required extensive neighborhood engagement and zoning/development approvals, but that the planning phase is now largely complete and infrastructure work should begin soon. Financing details included roughly $64 million in additional funding through tax credit equity, market-rate loans, city support, Kentucky Housing Corporation resources, and donations from nonprofit partners. Developers said the multifamily bond applications are due to Kentucky Housing Corporation the next day, and they expect the land purchase to be repaid into the revolving fund once the property is entitled and closed, allowing the original $3 million to be redeployed for future projects. They estimated rental units could be filled within about six months of completion, while for-sale units would come online over 12 to 36 months. In discussion, members asked about regulatory barriers and project timelines. Presenters pointed to rising construction costs tied to new federal and state requirements, and one member highlighted the need to continue reviewing planning and zoning reforms to speed development plan approvals and reduce delays. The group also endorsed a possible statewide $20 million housing fund, a residential infrastructure fund, and efforts to avoid additional regulatory burdens on housing development.

Transcript Highlights:

• Well, I don't think this restricts the quantity of that; it just changes the way they look at it.
• the the quantity of that it restricts the the quantity of that it just<00:12:36.800><c> it</c><00:12
• So there's no restriction as to the amount you can work; it's just the way they calculate that total
• There's no restriction as to the amount you can work; it's just the way they calculate that total over
• This also has a restriction that calculations of earnable compensation and average final compensation

Summary: The committee reviewed selected House Bill 2 provisions, focusing first on the group two pension reform language and whether it matched prior legislation and the fiscal note. Members discussed two main issues: the treatment of extra and special duty pay in the pension calculation for employees hired before 2011, and the annuity multiplier after 15 years of creditable service. Several members said the HB 2 language was intended to restore prior law and protect against pension “spiking,” while others worried the draft and fiscal note may not have fully reflected current law, potentially affecting the cost estimate. The discussion repeatedly emphasized the need to avoid underfunding or double counting and to make sure Finance had the correct actuarial assumptions. No vote was taken; the committee agreed to flag the issues for Finance and to clarify the fiscal note. Members also discussed the vested-rights language, which was described as an explicit definition of vesting and a restriction on future legislative changes to compensation calculations after three years of service. Some viewed it as a policy protection with no immediate fiscal impact, while others noted it had been included in prior legislation and should be clearly understood before the bill moved forward. The committee also briefly referenced prior pension legislation, including House Bill 436 and House Bill 727, and noted that HB 2 was being used to carry forward related pension repair provisions. The committee then turned to an OPLC-related section transferring building, plumbing, electrical, and fuel gas inspector positions from OPLC to the Department of Safety’s Fire Marshal’s office. Testimony explained that the nine inspector positions are funded from the licensing fund, and that the move was justified as a public-safety function better aligned with the Fire Marshal’s mission because the inspections are statewide code-enforcement work rather than facility-specific licensing work. The discussion ended with a note that the remaining HB 2 changes run through 2034 and a brief announcement about memorial arrangements for C.J. Gerard.

Transcript Highlights:

• Thank you very much. reproductive autonomy and restricts reproductive autonomy and restricts lifer<00
• This bill is discriminatory and restrictive and has no place in our birth community.
• This bill is discriminatory and restrictive and has no place in our birth community.
• This bill is discriminatory and restrictive and has no place in our birth community.
• </c> a Midwifery license this restriction a Midwifery license this restriction would<01:40:20.760><c>

Committee: Senate Health and Human Services

Summary: The Health and Human Services committee heard extensive testimony on HB 1194 HD2, a bill to regulate midwifery and require accredited education for licensed midwives. Supporters, including the Midwives Alliance of Hawaii, ACOG, a pediatrician, and several licensed midwives, argued the bill would improve maternal and newborn safety, clarify the definition of midwife, strengthen accountability, and align Hawaii with national education standards. They said accredited training is necessary to avoid gaps in knowledge and to support safe transfers and collaboration with hospitals. Opponents, including many midwives, parents, cultural practitioners, and community groups, argued the bill would restrict access to care, criminalize traditional and apprenticeship-based midwifery, and undermine reproductive autonomy and Native Hawaiian and other cultural birthing practices. Several asked for amendments to preserve a birth attendant exemption, the PET/portfolio pathway, and cultural and religious protections. Others said the bill would disproportionately harm rural, Indigenous, and low-income families by making training and licensure less accessible. The committee also heard testimony from state and county entities and professional organizations, with some standing on written testimony and others offering brief comments. The chair repeatedly reminded testifiers of the one-minute limit and the possibility that final decision-making would be deferred if quorum was lost. The transcript does not show a final vote or action taken during this segment.

Transcript Highlights:

• </c><02:28:58.680><c> on</c> regulations and restrictions on regulations and restrictions on accessing
• </c><02:30:32.800><c> navigation</c> fishing restrictions navigation fishing restrictions navigation
• Restricted fee land contains the same restrictions against alienation and taxation as land held in trust
• c> restrictions</c><03:09:59.000><c> against</c><03:09:59.319><c> alienation</c> the same restrictions
• </c> places those 40 acres into to restricted places those 40 acres into to restricted fee<03:14:18.399

Transcript Highlights:

• As part of that tracking, we are required to know which funds have restrictions placed on them by the
• The fire engine red piece at 18% represents additional restricted funding, so again, where the source
• There are different levels of restrictions in this category.
• funding so again where the restricted funding so again where the source<00:09:39.839><c> of</c><00:09
• And as President Cunningham said, all that restriction means they're part of the red part of the pie

Committee: House Higher Education Finance and Policy

Transcript Highlights:

• We deploy every tool—CPA, deed restrictions, lease-to-locals—but it's not enough.
• Without permanent deed restrictions, properties will inevitably revert to seasonal use.
• We need existing state revenue streams adapted to deed restrictions in perpetuity, which includes the
• Year-round occupancy deed restrictions are also important.
• Things like minimum parking requirements that are now being used to restrict housing development rather

Committee: Joint Joint Committee on Housing

Summary: The Joint Committee on Housing held its second introductory hearing to frame the session’s housing agenda. Chairs Cyr and Haggerty described the hearing as a chance to hear a wide range of perspectives on Massachusetts’ housing crisis, including underbuilding, zoning and permitting barriers, rising costs, and the need for both state and local action. The committee heard from court, municipal, advocacy, and regional housing leaders, with recurring themes of increasing supply, preserving existing housing, preventing displacement, and expanding resources for renters and homeowners. Chief Justice Diana Horan of the Housing Court said the court is handling more than 40,000 new filings annually with only 15 judges, and estimated the court would need about 21 judges to meet demand. She described complications from RAFT-related stays, mental health and guardianship issues, aging housing stock, and the new eviction sealing law, which she said was being implemented smoothly but may require additional resources if filings continue to rise. The Massachusetts Municipal Association and MAPC emphasized that municipalities need flexibility, funding, and better tools such as MassWorks, Housing Works, H-DIP, 40R reforms, inclusionary zoning changes, and a local option transfer fee; they also said local control concerns and long permitting timelines remain major barriers. MAPC and others stressed that supply growth alone will not solve the crisis and urged continued support for subsidized housing, access to counsel, and modular/off-site construction. Advocates and housing providers focused on displacement, preservation, and tenant protections. Homes for All Massachusetts and Mass Law Reform Institute called for rent stabilization, stronger tenant protections, foreclosure prevention, elimination of junk fees, continued funding for RAFT and HomeBASE, and expanded access to counsel. Mass Union of Public Housing Tenants said the state needs far more extremely low-income housing, more operating subsidy, and major investment to repair public housing, while also supporting tenant technical assistance during redevelopment. Franklin County’s housing authority warned that rural communities are being left out of many state programs and asked for a rural LIHTC set-aside, a permanent rural credit boost, and a review of housing choice programs. A Massachusetts Taxpayers Foundation researcher presented findings that communities that add housing generally see stronger municipal finances, and that housing growth can improve property tax and state aid outcomes. Seasonal community representatives from Cape Cod, Martha’s Vineyard, and Nantucket described extreme affordability pressures and the need for tailored tools. Nantucket’s housing trust chair said the island has made progress through local funding, inclusionary zoning, and deed-restricted units, but still needs a real estate transfer fee and faster ways to preserve year-round housing. Across the hearing, members and witnesses repeatedly returned to the need for a mix of production, preservation, tenant protections, and local flexibility, rather than relying on any single policy solution.