Questionnaire for State Representative Candidates – Rick Lipof       

House District:  12th Middlesex

Address: 105 Baldpate Hill Road, Newton, 02459  Email Rlipof@lipofres.com

Website: www.ricklipof.com

1.     What are your top 3 legislative priorities?

Housing crisis/Transportation/Climate:  All are connected. Affordability is most urgent, but the missing middle units for downsizing and our children to remain in district must be addressed.  New units for businesses to attract employees, retain those who want to stay here and to promote less commuting.  The MBTA will be a major focus.  I would make it my goal to finally attain the funds to renovate our 3 commuter stations.

Education:  A focus on education would be a top priority.  Increasing Ch. 70 funds and attaining MSBA funds are a top priority.  Working with our DC Delegation I would look for every dollar to support our schools with a keen focus on special education.

Fighting antisemitism and all forms of hate:  Whether it’s the rise in antisemitic hate crimes or Asian hate incidences during the pandemic, I will stand with any segment of our community against hate and intolerance. 

2.  The so-called “millionaires tax” was advertised to be allocated to education and transportation. How would you prioritize spending these funds?

I would increase per pupil spending, invest in upgrading facilities, technology and learning tools.  I would advocate for competitive salaries to attract and retain high-quality teachers and fund professional development programs.  I would fight to fund the expansion of Pre-K to ensure accessibility for all.  In higher education I would provide funding to reduce tuition fees to make higher education more affordable.  I would advocate to establish programs for low-income and underrepresented students to increase access to higher education.

For Transportation I would advocate for the funds to be used for repair and maintenance of the MBTA, for our bridges that are in dire need of repair and for our roads. I would look to highway improvement programs and new projects, whatever modernizes our entire system.  I would also invest and encourage all forms of alternative transportation including bike lanes, pedestrian paths and other infrastructure that supports sustainable transportation options. 

3.  Young adults increasingly are leaving Massachusetts for housing that is more affordable, including tens of thousands who now live in adjacent states to afford working here. What specific changes would you support at the state level to stem this tide?

The lack of supply is directly related to appreciation in prices.  Increasing supply will help stabilize prices.  In theory, building more units should help create more options and thus less competition for product.  The housing bill presently in front of legislature and the Governor is full of policies that I believe can help create all types of housing, affordable, mid-market and so much more.  Increasing the number of ADU’s, allowing for conversion of mills and malls to residential housing, and then encouragement to build all levels of housing is the start that we need.  The Governor proposed $4.12 Billion bond bill.  The House bill is over $6 Billion.  This is a good faith plan to make real change in housing in Massachusetts.  Business owners report to me that the number one reason they are having trouble hiring is due to the cost and lack of reasonable housing options. 

4.  The population of people needing shelter in Massachusetts is growing.  Do you support the Right to Shelter Law as written? If not, in what ways would you propose to amend it?  If this is to be publicly supported housing, how would you propose funding it within a balanced state budget?

I support the Right to Shelter Law ensuring families with children have safe places to live.  It reduces the health risks associated with homelessness and provides a safety net families stabilize and potentially return to self-sufficiency. Amendments would focus on revisiting and refining criteria to ensure that those who are most in need receive priority.  I would amend to streamline the process to reduce bureaucracy and ensure quicker shelter.  I would support and add services such as job training, mental health counseling and substance abuse treatment, all underlying issues of homelessness.  I would focus on transitioning from emergency shelter to permanent housing.  I would reallocate funds from less critical areas, create public –private partnerships in developing housing, issue state bonds and maximize the use of federal grants and programs. Also, providing tax incentives to developers to build what is needed.  Phasing these changes in gradually would be wise budgeting.   

5.  Should the state modify Chapter 40B to achieve more truly affordable housing units than are required under the current law?  If so, how?

I would be in favor of increasing the percentage of affordable units required.  I would want deeper affordability.  I would also want to strengthen local input by mandating comprehensive assessments of the potential impacts on local infrastructure, schools and services, ensuring developments are sustainable and beneficial for existing residents.  I would want better local control over the location and design of affordable housing, balancing the need for affordable housing units with the character of the neighborhood and infrastructure capacity.  I would like to streamline the approval process without sacrificing the above goals.  I would like to develop pre-approved design templates, simplifying the approval process and ensuring high-quality, cost effective construction.  We need to increase state and federal grants to support the development and maintenance of affordable housing.  We can create a more inclusive housing market. 

 

6.  Should the state further incentivize the development of affordable housing in communities that have achieved 40B Safe Harbor status?  If so, how?

It’s all about incentivizing affordable housing.  We need to increase the availability of state grants and subsidies for safe harbor communities, as well as tax credits to developers.  Density bonuses and streamlining the permitting process can further reduce time and costs.  Addressing concerns of new development through community engagement is a must.  Balancing state resources to ensure that both Safe Harbor and non-Safe Harbor communities can develop affordable housing is important to maintain equity.  Further incentivizing affordable housing in Massachusetts communities that have achieved 40B Safe Harbor status could help meet ongoing housing needs, promote inclusivity, and stimulate economic growth. 

7.  Under the MBTA Communities Act, Newton and Brookline are required to enable more by-right development near transit, but their compliance is not sufficient to produce the housing we need.  What additional measures will you support?

Much of the same things I have touched on above include increasing density bonuses, streamlining the permitting process and providing tax incentives.  Public private partnerships could create collaborations between municipalities, developers and communities to create innovative housing solutions.  All cannot be done without investing in infrastructure upgrades to transit access, pedestrian and bike access and utilities.  Additional rezoning, no matter how tedious for the municipality will have to be an ongoing conversation.  Further investment in Housing Trust Funds is a must. 

8.  The extreme shortage of housing affects the economics, health and well-being of all of us. What other policies do you advocate to help address housing needs?

We all have to work together to tackle the housing crisis.  Controlling rents by allowing reasonable increases but not excessive increases needs to be considered and debated. Pushing the federal government to support housing nationwide is something I can work on with our DC delegation advocating for grants and low-interest loans.  I would promote the reuse of buildings, converting underutilized or vacant commercial and industrial buildings into residential units (this is in the housing bond bill).  I would advocate for green building incentives.  I would always keep workforce housing in every conversation and solution as it is the missing middle/middle income earners that may not qualify for traditional affordable housing but still struggle with high housing costs.  As a real estate professional, I bring deep knowledge of complex market factors and historical evidence to every conversation on housing.  It’s my profession and my passion.