Voices of Experience: What Works (and Doesn't) in the Mass. Rental Voucher Program

May 7, 2025

“The policies we advance and fund must be centered on the voices and experiences of the people we serve,” said Boston Foundation President and CEO Lee Pelton in opening the May 7 report release and discussion forum at TBF focused on the Massachusetts Rental Voucher Program. The report, Voices of Experience, supports that directive through data analysis and qualitative research among MRVP participants.

The project was supported by nine partners, explained TBF Associate Vice President of Programs Soni Gupta. These state agencies, funders, and community-serving organizations were eager to jump in “because everyone knew the importance of highlighting how the MRVP process plays out on the ground.” She invited report co-author Olivia Wine, Research Director at the MassINC Polling Group, to share findings.

Wine gave a brief overview of the rental voucher program, the first and oldest in the nation, which serves some 10,700 households, emphasizing that 168,000 more are on the waiting list. MRVP tenants pay 30 percent of their income toward rent; the voucher pays the remainder to the landlord. Once granted a voucher, tenants have 120 days to secure an apartment. That isn’t always easy, as the audience heard later from a tenant.

The study behind the report surveyed 989 voucher holders and 75 landlords; held two focus groups with MRVP renters; and conducted 11 interviews with landlords. Wine summarized the findings:

  1. MRVP vouchers work well for tenants. Positive impacts include kids doing better; easier to keep a job, improve credit, or save more; residents being more active in community.
  2. Landlords see benefits too, with 70 percent reporting they are at least somewhat satisfied. Benefits include guaranteed payment; having an impact on their community; reduced tenant turnover.
  3. Navigating the system is challenging for all. Challenges coalesce around communications, customer service, complicated paperwork.
  4. Tenants still have difficulty making ends meet. They are plagued by the “cliff effect” of losing subsidies when earnings increase, rising costs, and difficulty building equity.

These benefits and challenges were brought to life by MRVP participant Adrien W., who shared her journey through the program. She first applied in 2005 but never heard back. Re-applying in 2020, she was anxious about again submitting her personal information to float in some unknown limbo. She heard nothing more until six months later when, to her surprise, she was offered a voucher. “Looking for a unit was the next challenge—with two kids under 18, [the program was] very specific about requirements, and I had to worry about schools, commuting, shopping….” She had to request an extension, but finally found a place.

She appreciates the space she has and the stability a voucher offers, but the report’s finding about ongoing difficulty for tenants rang true. She noted that rent is calculated on gross income, with deductions making take-home pay much less. “So with a raise, rent goes up more than take-home pay does. Child care, commuting, groceries, health care—those go up too. I understand the math, but the math is not matching my needs. I try to make all my minimum payments but… you know ‘robbing Peter to pay Paul?’ I’m done with Peter and Paul and on to Mike and Mark.”

Watch the forum video

MRVP Cover Slide View the event slides

Agenda

Welcome & Opening Remarks
M. Lee Pelton, President and CEO, The Boston Foundation

Project Introduction
Soni Gupta, Associate Vice President, Programs, The Boston Foundation

Research Presentation
Olivia Wine, Research Director, MassINC Polling Group

MRVP Voices
Beverly A. Williams, Executive Vice President, BAMSI
Adrien W.
Trevor Samios, MRVP Landlord; Senior Vice President, WinnCompanies; Chair, Connected Communities

Panel Discussion
Sarah Bartley, Senior Vice President, United Way of MA Bay (moderator)
Robert Corley, CEO, NeighborWorks Housing Solutions
Keith Fairey, CEO, Way Finders
Beverly A. Williams, Executive Vice President, BAMSI

Closing Remarks
Rachel Heller, CEO, Citizens Housing and Planning Association

WinnCompanies Senior Vice President Travor Samios shared the landlord view, saying, “MRVP is not important for the Commonwealth; it is essential,” especially given Massachusetts’ ranking as #5 in homelessness. Winn is among the largest private operators of affordable housing in the country, said Trevor, and supports around 1,000 MRVP families. “MRVP gives us the opportunity to keep the lights on and build more affordable housing. It reduces the liability of vacancy.”

A panel representing community-serving organizations, moderated by Sarah Bartley, United Way of Massachusetts Bay Senior Vice President, Safe and Stable Housing, responded to the report recommendations, which included:

  • codifying and expanding the program;
  • making operational improvements focused on communication and accountability;
  • investing in outreach and education to applicants, tenants, and landlords; and
  • creating pathways to economic mobility for tenants to counter gaps and cliff effects that hold them back.

NeighborWorks Housing Solutions CEO Robert Corley, Way Finders CEO Keith Fairey, and BAMSI Vice President of Operations Beverly Williams were united in support of making MRVP a statute and not a yearly budget line item. “We’ve been trying to codify it for many years,” said Corley. “Seeing federal programs we’ve relied on for 40 years disappearing makes it more urgent.” He pointed out that keeping people where they are somewhat stable is more efficient than supporting people in homelessness and getting them housed.

Advancing accountability and communications takes time and resources. Fairey explained that a new state voucher management system is being rolled out, but in the meantime, his organization has tried to address it by transforming staffing patterns. While we have specialists in different types of vouchers, they are cross-trained so anyone can help,” and Way Finders is focusing on improving in-person and online support. For his own organization and MRVP in general, he said, “It all comes down to resources. We need more.”

Marketing and communications are also key to outreach, Williams said. BAMSI has hosted meetings with landlords to understand their challenges, and to try to clarify systems for tenants. “Make programs and meetings at a time tenants can attend,” she advises. “And don’t lose their paperwork.”

All have found the asset-building supports and financial fitness programs to be extremely helpful, but they are too limited in size and have caps on tenant participation numbers.

Audience questions and comments raised matters of legislative lobbying and discrimination. The meeting was closed with rousing words from CHAPA CEO Rachel Heller. “It’s easy to fall into despair when we see our Fair Housing Act being undermined and the strain on state and local resources,” she said. However, MRVP—which began robustly last century but dwindled almost to extinction before advocates powered it back up to current levels—”is a story that can really inspire us and remind us to double down.” MRVP, she said, “was a campaign started by people experiencing the problem, who knew the solution. We need to listen to them again. It is not too late for action!”

She offered an immediate to-do list.

  1. Join the MRVP coalition.
  2. Get involved in budget advocacy—the Senate proposal is out!
  3. Pursue legislative advocacy for codifying MRVP.
  4. Be the voice of yes in your community. We need more housing.