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Record of Proceedings

Boston City Council Housing Committee Hearing on Fair Housing Implementation – September 29, 2026

City Council — Tuesday, September 29, 2026
BodyBoston, Massachusetts
SessionCity Council
DateTuesday, September 29, 2026
StatusFILED
Video Record
0:00 / 3:46:15

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Speaker 1

7:55

For the record,

Unassigned speaker

7:56

my

Speaker 1

7:56

name is Enrique Pepin, Boston City Council for District Five, and I'm the chair of the Boston City Council Committee on Housing and Community Development.

8:05

Today is September twenty-ninth, two thousand and twenty-six.

8:08

And the exact time is ten thirty-eight AM.

8:12

This hearing is being recorded.gov slash city dash council dash TV and broadcast on Xfinity Channel Eight, RCN Channel Eighty Two, Bios Channel Nine Six Four.gov and will be made a part of the record and available to all counselors.

8:38

Public testimony will be taken during this hearing.gov for the link and your name will be added to the list.

9:09

Today's hearing is on docket number zero six nine five.

9:13

Order for a hearing on the status of the implementation of the city of Boston's assessment of fair housing.

9:33

Today I'm joined by my colleagues in order of arrival.

9:37

Counselor Flynn, Councillor Murphy, Council Warrell, Councillor Braden, and Councillor Mejia.

Unassigned speaker

9:55

And then we I will allow my colleagues opening statements, and then we can go into QA.

Speaker 1

10:01

Okay, let's start off with Mr.

10:03

Lincoln, and then we could work down the line.

10:05

If you could please state your name and which organization you are representing, and then we will start

Speaker 2

10:10

with your presentation.

10:11

Sure.

10:12

Good morning.

10:13

My name is Lincoln Larmond.

10:14

I'm a Boston Tennant Coalition and the Community Advisory Committee for Affirmatively Further and Fair Housing.

10:19

Thank

Unassigned speaker

10:20

you.

Speaker 3

10:21

James Jennings, Professor Emeritus at Tufts University, and a member of the community advisory committee.

Speaker 4

10:27

I'm Nadine Cohen.

10:29

I'm a member of the community advisory committee and the monitoring committee and a longtime fair housing attorney and advocate.

Unassigned speaker

10:38

How are

Speaker 5

10:38

you doing?

10:38

Armani White, Executive Director at Reclaim Roxbury, also a member of the community advisory committee and the uh monitoring committee.

Speaker 1

10:44

Thank you.

10:49

Okay.

10:50

Um and at this time I just want to give the sponsor of this hearing, Councilor Warrell, an opportunity to also give a brief opening remarks before the presentation.

10:58

Uh

Speaker 6

10:59

thank you, Chair.

11:00

Thank you to my colleagues, thank you to the panelists uh for all your work in this space, and also to the uh advocates uh that are seated uh right behind our group of advocates.

11:11

Um I know we've had several hearings on this topic, uh, many requests for information, which should tell us how crucial the work of Fair Housing is to all of us in this room and to all our residents.

11:21

Uh so I'll keep this brief because we have a group of advocates right in front of us and community leaders who joined us here today with a lot of important information to share.

11:29

So just want to say thank you for your work.

11:31

Look forward to diving this, diving into the conversation.

11:34

Also, want to give a shout out to Stasi, uh my policy director, who's been working with uh our panelists and our community leaders um around Fair Housing and pulling this uh hearing together.

11:46

So big shout out to Stasi.

Speaker 1

11:47

Thank you.

11:48

Thank you, Councillor Warrell.

11:50

Just also want to acknowledge that we've been joined by Councillor Weber.

11:53

And now, and also for the audience.

11:56

First, we're gonna hear from an amazing community panel and all the work they do, and then second panel will consist of the amazing city team as well.

12:03

So stay tuned for

Unassigned speaker

12:05

that.

Speaker 1

12:05

Okay.

Speaker 2

12:07

The floor is yours.

12:08

Yeah, thank you.

12:09

Uh good morning, um, folks.

12:11

Uh, want to thank everyone for being here.

12:12

I am gonna start the panel by giving a brief history of the uh the CAC.

12:16

So um,

Unassigned speaker

12:17

you

Speaker 2

12:18

know, the CSC began began in 20 in 2016, and and and and the work I'm gonna talk about really continued through um 2022 when Mayor Mayor Wu adopted the um assessment of fair housing.

12:30

So uh 2015 um there's a uh AFFH Obama rule, which really codified some of the uh uh fair housing in terms of um having a distinct assessment of fair housing and some real tools around how to how to actually um make uh put some real tools into um how cities actually determined and assessed that they're actually doing work to further fair housing.

12:53

So um in 2016, Mayor Walsh uh assembled a group of community advocates to help the city uh work on the draft and uh um an assessment of fair housing.

13:05

And so her role really was to represent the city and help the city in the draft.

13:10

Um this body eventually became the body you see today, which is the community advisory committee for affirmative with further fair housing.

Discussion Breakdown — Share of Meeting
Fair Housing█████████████████████████████████████████████60%
Affordable Housing██████████13%
Public Housing█████7%
Civil Rights███4%
Community Engagement██3%
Public Engagement██3%
Housing██2%
Racial Equity██2%
Personnel Matters██2%
Summary of Proceedings

Boston City Council Housing & Community Development Committee Hearing on Fair Housing Implementation – September 29, 2026

On September 29, 2026, the Boston City Council Committee on Housing and Community Development, chaired by Councilor Enrique Pepin, held a hearing on Docket #0695 regarding the status of implementation of the City of Boston's Assessment of Fair Housing (AFH). The hearing featured two panels: a community advisory panel and city administration officials. Councilors and advocates discussed progress, challenges, and next steps for affirmatively furthering fair housing (AFFH) in Boston.

Public Comments & Testimony

  • Tristan Thomas (ACE): Highlighted stark disparities: only 30% of Black Bostonians own homes vs. 73% of whites; Black households earn a median of $58,600 vs. $128,900 for whites; 52% of greater Boston's homeless population is Black. Called for increased funding for enforcement, measurable goals, and public reporting.
  • Stephanie Williams (ACE): Urged the city to establish clear connections between community organizations and the city's fair housing infrastructure. Announced ACE's new fair housing program serving Greater Roxbury with a Commonwealth grant.
  • T. Lawrence Ware: Drew attention to lease practices that disadvantage tenants, such as attorneys' fees provisions and combined utility billing that can lead to confusion and eviction risk. Recommended the city investigate these practices and establish occupancy size standards.
  • Lori Raglin (Roslindale resident): Criticized the Squares and Streets rezoning in Roslindale for lacking an AFFH audit and meaningful community engagement with protected groups. Called on the council to use Roslindale as a case study for civil rights oversight.

Discussion Items

  • Community Panel (Lincoln Larmond, James Jennings, Nadine Cohen, Armani White):
    • Lincoln Larmond provided a history of the Community Advisory Committee (CAC), noting 14 community meetings with ~500 attendees and 2,500 surveys collected. The AFH was adopted in 2022 under Mayor Wu's executive order. A zoning amendment incorporating fair housing was passed unanimously in 2020. The BPDA hired a consultant for an equity audit.
    • James Jennings highlighted victories: the AFH adoption, zoning amendment, and a unanimous June 2025 council resolution supporting AFFH. He stressed persistent challenges: ~30% of Black renter households spend over 50% of income on housing (vs. 24% Asian, 25% Latino, 19% White). He warned against federal attacks on disparate impact and urged Boston to maintain its leadership.
    • Nadine Cohen recommended: resume the equity audit (paused due to HUD investigation), fill the executive director vacancy at the Office of Fair Housing and Equity (since Bob Terrell's death), fill other open positions, ensure regular monitoring committee meetings, and create a coordinator for cross-department fair housing work.
    • Armani White emphasized that fair housing must be visible in development decisions. Called for transparency in the Boston Interagency Fair Housing Development Committee (BIFDIC) process. Stressed that testing is essential to uncover discrimination and that the office needs experienced professionals.
  • City Administration Panel (Unleigh, Deputy Chief for Equity & Inclusion; Dwayne Watts, Deputy Director of Office of Fair Housing and Equity):
    • Reported that the AFH has 14 goals and 108 action items, tracked across seven city agencies using categories: Infancy, Planning, Piloting, Evaluating, Sustaining. As of July 2026, 49% of action items are in Sustaining status.
    • Provided updates on specific goals: Goal 1 (disability/older adults) – universal design incorporated into MOH standards; Goal 2 (homelessness prevention) – Family-Led Stability Initiative served over 1,000 families; Goal 4 (voucher holder choice) – ECOMobility program helped 100 new applicants; Goal 7 (zoning as fair housing tool) – inclusionary zoning now requires 17% affordable units (with 3% for voucher holders), and BIFDIC reviews large projects; Goal 11 (anti-displacement) – year one progress report released, including access to counsel and condominium conversion protections.
    • Dwayne Watts described outreach efforts: quadrupled the outreach goal to 8,000 constituents in FY26; partnered with Financial Education Associates, held youth homeless symposium, participated in Juneteenth event. Testing program RFP is nearing completion, with additional funding (total ~$300,000 planned).
  • Councilor Questions:
    • Councilor Warrell asked about the monitoring committee and equity audit status. Panelists noted quarterly reports from departments but said some (e.g., ISD) have not started their goals. The audit was paused due to federal investigation but work continues.
    • Councilor Culpepper pressed for specific metrics on the 14 goals and pressed for hiring timeline for executive director (city confirmed interviews completed, aiming for hire by end of 2026). He also raised Section 8 ghosting discrimination (42% ghosting rate per 2020 Suffolk study) and asked about enforcement.
    • Councilor Mejia asked about budget alignment, outcomes (not just actions), and anti-displacement impacts of projects like White Stadium. Panelists acknowledged need for outcome data and committed to providing it.
    • Councilor Flynn highlighted elevator access issues in BHA buildings as a civil rights issue. Dwayne Watts suggested filing a complaint with the Office of Fair Housing.
    • Councilor Weber questioned the testing program funding and status; city confirmed RFP will be three-year contract. Councilor Luijean asked about fully staffed office – panelists wished for more research staff and legal counsel.

Key Outcomes

  • Directives and Commitments:
    • The city committed to providing written responses to outstanding questions (e.g., metrics for each goal, budget data, complaint statistics).
    • The Office of Fair Housing and Equity aims to have a permanent executive director by the end of 2026.
    • A working session will be scheduled before the end of the year to review progress on hiring, commission appointments, and goal implementation.
    • The city will resume the equity audit when feasible and ensure quarterly monitoring committee meetings restart.
    • The testing program RFP will be released soon, with enhanced funding, and the city will explore MOUs with state agencies to streamline complaint referrals.
    • Councilor Flynn will file a fair housing complaint regarding BHA elevator accessibility.
  • No formal votes were taken; the hearing was informational. The chair and sponsors committed to continued oversight.

Note: The agenda listed only Docket #0695 without further detail; the hearing expanded significantly based on community and administration testimony.

Meeting Transcript

For the record, my name is Enrique Pepin, Boston City Council for District Five, and I'm the chair of the Boston City Council Committee on Housing and Community Development. Today is September twenty-ninth, two thousand and twenty-six. And the exact time is ten thirty-eight AM. This hearing is being recorded.gov slash city dash council dash TV and broadcast on Xfinity Channel Eight, RCN Channel Eighty Two, Bios Channel Nine Six Four.gov and will be made a part of the record and available to all counselors. Public testimony will be taken during this hearing.gov for the link and your name will be added to the list. Today's hearing is on docket number zero six nine five. Order for a hearing on the status of the implementation of the city of Boston's assessment of fair housing. Today I'm joined by my colleagues in order of arrival. Counselor Flynn, Councillor Murphy, Council Warrell, Councillor Braden, and Councillor Mejia. And then we I will allow my colleagues opening statements, and then we can go into QA. Okay, let's start off with Mr. Lincoln, and then we could work down the line. If you could please state your name and which organization you are representing, and then we will start with your presentation. Sure. Good morning. My name is Lincoln Larmond. I'm a Boston Tennant Coalition and the Community Advisory Committee for Affirmatively Further and Fair Housing. Thank you. James Jennings, Professor Emeritus at Tufts University, and a member of the community advisory committee. I'm Nadine Cohen. I'm a member of the community advisory committee and the monitoring committee and a longtime fair housing attorney and advocate. How are you doing? Armani White, Executive Director at Reclaim Roxbury, also a member of the community advisory committee and the uh monitoring committee. Thank you. Okay. Um and at this time I just want to give the sponsor of this hearing, Councilor Warrell, an opportunity to also give a brief opening remarks before the presentation. Uh thank you, Chair. Thank you to my colleagues, thank you to the panelists uh for all your work in this space, and also to the uh advocates uh that are seated uh right behind our group of advocates. Um I know we've had several hearings on this topic, uh, many requests for information, which should tell us how crucial the work of Fair Housing is to all of us in this room and to all our residents. Uh so I'll keep this brief because we have a group of advocates right in front of us and community leaders who joined us here today with a lot of important information to share. So just want to say thank you for your work. Look forward to diving this, diving into the conversation. Also, want to give a shout out to Stasi, uh my policy director, who's been working with uh our panelists and our community leaders um around Fair Housing and pulling this uh hearing together. So big shout out to Stasi. Thank you. Thank you, Councillor Warrell. Just also want to acknowledge that we've been joined by Councillor Weber. And now, and also for the audience. First, we're gonna hear from an amazing community panel and all the work they do, and then second panel will consist of the amazing city team as well. So stay tuned for that. Okay. The floor is yours. Yeah, thank you.

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