Rent Board

RENT BOARD January 28, 2026 5:00 PM ZOOM INFORMATION: Join from PC, Mac, iPad, or Android: https://portlandmaine- gov.zoom.us/j/89573671630?pwd=PEAlG9Nv2eu0bN8scaeWmfut2YOn1C.1 Passcode:515179 Phone one-tap: +13092053325,,89573671630#,,,,*515179# US +13126266799,,89573671630#,,,,*515179# US (Chicago) Join via audio: +1 309 205 3325 US +1 312 626 6799 US (Chicago) +1 646 931 3860 US +1 929 205 6099 US (New York) +1 301 715 8592 US (Washington DC) +1 305 224 1968 US +1 669 900 6833 US (San Jose) +1 689 278 1000 US +1 719 359 4580 US +1 253 205 0468 US +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 360 209 5623 US +1 386 347 5053 US +1 507 473 4847 US +1 564 217 2000 US +1 669 444 9171 US Webinar ID: 895 7367 1630 Passcode: 515179 International numbers available: https://portlandmaine- gov.zoom.us/u/kwnoAr1ft Page 1 II. ROLL CALL: III. APPROVAL OF MINUTES a. December 17, 2025 Minutes IV. COMMUNICATIONS: Please note: Written public comment must be received via email (rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting. The subject line needs to read "Written Public Comment" a. Rent Control Report - Q4 2025 V. UNFINISHED BUSINESS: a. Approval of Findings of Fact & Conclusions of Law b. Rent Increase Appeal Appellant: Portland Tenant's Union Address: 33 State St, all units Property Owner: Atanas Dinkov CBL: 044-B-016-001 c. Tenant Rights Appeal Appellant: Shelley Swift Address: 193 York St, Unit 2 Property Owner: 193 York Street LLC CBL: 044-C-004-001 d. Tenant Rights Appeal - Public Comment Appellant: Lizeth Gallardo Address: 183 Brackett St, Unit 208 Property Owner: Redfern WEP LLC CBL: 045-E-039-001 VI. New Business a. Rent Increase Application - Completeness Review Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039 Page 2  Address: 8 Massachusetts Ave, all 3 units CBL: 186-D-024-001 b. Rent Increase Application - Completeness Review Owner: Theresa Chan, 196 Danforth St, Portland, ME 04102 Address: 210 High St, all 6 units CBL: 036-F-013-001 c. Maintenance of Net Operating Income Application - 2026 Update VII. Adjourn Page 3  Remote Rent Board Meeting Minutes - Held Via Zoom Wednesday, December 17, 2025​ ​ ​ ​ ​ ​ ​ ​ ​ ​ II. Roll Call - 0:01:06 Matthew Lax, Tenant, District 1 - Chair Vacant, District 2 Christopher “Buddy” Moore, Tenant, District 3 Rebecca Bolduc, Homeowner, District 4 - absent at time of role, entered meeting 0:13:30 Vacant, District 5 Anne-Laure Razat, Tenant, At-Large Kristen Carreras, Landlord, At-Large Staff present: Dylan Orr, Rental Registration Coordinator Adam O'Connor, Rental Registration Inspector Benjamin Plante, Esq., Counsel for the Rent Board III. Approval of Minutes - 0:01:33 a.​ November 19, 2025 Minutes 0:07:21 - Kristen Carreras moves to correct November 19, 2025 minutes at 3 hours and 20 minutes to Matthew Lax making the motion and Kristen Carreras seconding the motion. Seconded by Anne-Laure Razat. (4-0; Christopher “Buddy” Moore absent) The motion passes.​ b.​ December 2, 2025 Minutes 0:08:33 - Anne-Laure Razat moves to approve December 2nd minutes. Seconded by Matthew Lax. (4-0; Christopher “Buddy” Moore absent) The motion passes. IV. Communications - 0:09:01 a.​ 193 York St, Unit 2 Tenant Rights Appeal - Scheduling Request 0:14:40 - At the request of the Objector, the Board addresses item V.g. out of agenda order 0:19:20 - Shelley Swift, the appellant, presents the complaint. 0:32:08 - Matthew Grieco, the property owner responds as the Objector. 1:08:05 - No public comment received. Page 4 1:09:07 - Kristen Carreras moves to close the public record. Seconded by Rebecca Bolduc. (5-0) The motion passes. V. Unfinished Business a.​ Approval of Findings of Fact & Conclusions of Law - See 4:30:40 b.​ Rent Increase Application - Public Comment - 1:11:33 & 2:03:44 Owner: Woodford Arms, Inc., PO Box 10563 Property Address:168-180 Woodford St, all 18 units CBL: 124-J-014-001 & 124-J-012-001 1:11:43 - The applicant presents the application. 1:18:47 - No objectors speak. 1:19:03 - No public comment received. 1:20:09 - Christopher “Buddy” Moore moves to close the public record. Seconded by Matthew Lax. (5-0) The motion passes. See 2:03:44 c.​ Rent Increase Application - Public Comment - 1:22:04 & 2:15:58 Owner: RSAA Properties LLC, PO Box 9, Greenwood, ME 04255 Property Address: 118 Providence St, Units 118 & 120 CBL: 425-I-010-001 1:22:58 - The applicant presents the application. 1:27:20 - No objectors speak. 1:27:29 - No public comment received. 1:31:28 - Kristen Carreras moves to close the public record. Seconded by Chrisopher “Buddy” Moore. (5-0) The motion passes. See 2:15:58 d.​ Rent Increase Application - Public Comment - 1:33:04 & 2:56:12 Owner: Lewis Robinson, 46 Prospect St, Portland, ME 04103 Property Address: 42 Prospect St, both units CBL: 123-E006-001 Page 5 1:33:33 - The applicant presents the application. 1:36:27 - No objectors speak. 1:36:44 - No public comment received. 1:41:02 - Anne-Laure Razat moves to close the public record. Seconded by Kristen Carreras. (5-0) The motion passes. See 2:56:12 e.​ Executive session pursuant to 1 M.R.S. 504(6)(E) for consultations between the Rent Board and its Attorney concerning the legal rights and duties of the Rent Board as they relate to the Board’s Consideration of the Portland Tenants Union’s Complaint concerning 33 State - See 3:52:28 f.​ Rent Increase Appeal - See 3:46:58 Appellant: Portland Tenant’s Union Address: 33 State St, all units Property Owner: Atanas Dinkov CBL: 044-B-016-001 g.​ Tenants Right Appeal - Public Comment - See 0:14:40 Appellant: Shelley Swift Address: 193 York Street, Unit 2 Property Owner: 193 York Street LLC CBL: 044-C-004-001 VI. New Business a.​ Tenant Rights Appeal - Public Comment - 1:43:00 Appellant: Lizeth Gallardo Address: 183 Brackett St, Unit 208 Property Owner: Redfern WEP LLC CBL: 045-E-039-001 1:43:35 - The appellant is not in attendance to present the application. 1:44:01 - Jonathan Culley, representative for Redfern Properties, responds to the complaint. 1:47:39 - No public comment received. Page 6 1:57:12 through 0:00:0 The Board takes a recess. 2:03:44 - The Board resumes deliberation of item V.b. 2:10:58 - Anne-Laure Razat moves to approve the rent increases for 168, 170, 180 Woodford Street with a monthly increase of $71.28 for the 473 square foot units, $101.73 for the 675 square foot units, and $108.51 for the 720 square foot units, minus the banked rent allotted for each unit. Seconded by Christopher “Buddy” Moore. (5-0) The motion passes. 2:15:58 - The Board resumes deliberations of item V.c. 2:30:34 - Matthew Lax moves to find the applicant demonstrated exceptional circumstances, therefore proposing an adjusted base rent number for the MNOI calculation of $952.51 for 118 and $935.90 for unit 120. Seconded by Anne-Laure Razat. (5-0) The motion passes. 2:54:00 - Matthew Lax moves to approve the rent increase application for 118 and 120 Providence Street in the amounts of $163.56 for 118 and $315.38 for unit 120. Seconded by Anne-Laure Razat. (5-0) The motion passes. 2:56:12 - The Board resumes deliberations of item V.d. 2:59:45 - Matthew Lax moves that the City assessor’s database shows 42 Prospect valued at $695,200, and renovations performed were $978,892, which exceed 25% of the value of the property. Seconded by Christopher “Buddy” Moore. (5-0) The motion passes. 3:16:11 - Christopher “Buddy” Moore moves to set the new Base Rent in the amount of $9,722.84 for 42 Prospect Street, Unit 1. Seconded by Matthew Lax. (5-0) The motion passes. 3:23:51 - Matthew Lax moves, based on 20% of renovation allocation to Unit 1 and 5% of renovation allocation to Unit 2, to find 42 Prospect Street, Unit 2 does not meet the threshold to qualify for major renovation at less than the 25% value of the property. There is no second. (5-0) The motion passes. 3:29:57 - Anne-Laure Razat moves to approve 42 Prospect Street, Unit 2 for an increase of $452.34. Seconded by Kristen Carreras. 3:39:25 - Anne-Laure Razat moves to revise her previous motion to approve 42 Prospect Street, Unit 2 for an increase of $452.34 minus the banked rent. Seconded by Matthew Lax. (5-0) The motion passes. 3:46:58 - Christopher “Buddy” Moore moves to table items V.f., V.g., VI.a. to the next meeting. Seconded by Kristen Carreras. (5-0) The motion passes. 3:48:53 - Kristen Carreras moves to leave public record open for item VI.a. Seconded by Christopher “Buddy” Moore. (5-0) The motion passes. Page 7 3:52:28 - Matthew Lax moves to enter executive session. Seconded by Kristen Carreras. (5-0) The motion passes. 3:53:40 through 4:25:11 The Board enters executive session. b.​ Election of Vice Chair - 4:26:20 4:28:20 Kristen Carreras nominates Anne-Laure Razat as Vice Chair of the Rent Board. Seconded by Christopher “Buddy” Moore. (4-0; Razat abstains) The motion passes. 4:30:40 - Anne-Laure Razat moves to suspend Rent Board rules to continue item V.a. Seconded by Kristen Carreras. (5-0) The motion passes. 4:32:58 - Kristen Carreras moves to approve the decision sheet for 72 Park Ave and 157-159 Grant Street. Seconded by Anne-Laure Razat. (5-0) The motion passes. 4:35:43 - Matthew Lax moves to approve decision sheet for 23 Saunders Street. Seconded by Rebecca Bolduc. (5-0) The motion passes. 4:41:25 - Kristen Carreras moves to table 489 Cumberland Ave decision sheet until the next regularly scheduled meeting. Seconded by Anne-Laure Razat. (5-0) The motion passes. c.​ 2026 Maintenance of Net Operating Income Application Update - 4:42:43 4:45:17 - Matthew Lax moves to update MNOI application with recommendations from City Staff. Seconded by Kristen Carreras. (5-0) The motion passes. VII. Adjourn - 4:46:30 4:46:33 Kristen Carreras moves to adjourn the meeting. Seconded by Matthew Lax. (5-0) The motion passes. Page 8 City of Portland | Permitting and Inspections Jessica Quattropani, Director TO: Housing & Economic Development Committee CC: Rent Board FROM: Jessica B. Quattropani, Director of Permitting and Inspections DATE: January 7, 2026 RE: Quarterly Rent Control Report- Q4-2026 Rent Control Report Quarter 4 (10/1/2025-12/31/2025) Rent Board Total # of Total # of Total # of Total # of Applications Applications Applications Applications approved Denied Tabled Rent Increases 10 5 1 4 Complaints 3 0 0 3 Other 0 0 0 0 Quarter 4 Total: 13 5 1 7 Year to date Total 46 18 1 23 Rent Control Inspections Type of Inspections Total # Properties Total # of units Complaints (Potential violations reported to our *15 93 office) Audits (Proactive enforcement based on 124 1,061 percentage that rent was increased) Quality Control (proactive verification of data 170 394 supplied to our office) Quarter 4 Total: 309 1,548 Year to date Total 1,161 7,657 *Breakdown of Complaints by property: Founded Complaints Unfounded Complaints In Progress *violation exists *no violation *actively investigating Quarter 4 Total 7 3 5 2025 Total number of registered Long Term Rental Units: 19,673 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov Page 9  City of Portland – Licensing & Housing Safety Division TENANT RIGHTS COMPLAINT Date of Hearing: December 2, 2025 - Tabled to December 17, 2025 - Tabled to January 28, 2026 Appellant: Portland Tenants Union Owner Name and Address: Atanas Dinkov 33 State St Portland, ME 04101 Property Address and Unit: 33 State St CBL: 044-B-016-001 Page 10  Portland Tenants Union info@portlandtenantsunion.org September 25, 2025 City of Portland Rent Board Mr. Mathew Lax Via email: rentboard@portlandmaine.gov dorr@portlandmaine.gov Dear Mr. Lax, Pursuant to the standing granted to tenant unions under section 6-243(a) of the city code, we submit this appeal under 6-263(c) contesting the City’s amended ruling in Code Case: RCD2500009 regarding 33 State Street. We submitted a complaint to the City of Portland on May 8, 2025 asserting the rights of all tenants residing at 33 State Street since 2024, when Atanas Dinkov first purchased the property. While the city initially ruled in our favor and rescinded Mr. Dinkov’s owner-occupied exemption, they amended their ruling a month later to grant the exemption after Mr. Dinkov provided circumstantial and irrelevant evidence claiming he had been living somewhere in his building while it was fully occupied by leased tenants for the bulk of 2024 and into 2025. To be clear, and as our evidence and testimony will show, Mr. Dinkov has not resided anywhere in the building over the past year and, according to the law, even if he had slept on a mattress next to the water heater and oil storage tanks in a boarded up basement room below the first floor tenants for six months, his residency would not meet either the letter or the intent of the rent control law. According to the law, as defined by Section 6-231(d), a building with fewer than five units is exempt from rent control if one of the said units is currently occupied by the owner as their primary residence. Primary residence is defined in Section 6-150.1 as, “... the dwelling in which a person resides as his or her legal residence for more than one half of a year and registers as his or her address for tax and government identification purposes.” The definition of “rental unit” in Sec 6-232 states, “any dwelling unit that is rented or otherwise made available for rent for residential use or occupancy, together with all additional rights, privileges, or services connected with use or occupancy of such a unit…” In short, there are only three units in this property available for rent, as per the city assessor’s office and the housing inspection department, and all three of those units were occupied within three months of Mr. Dinkov purchasing the property, and all three were fully leased and occupied for the subsequent year. The only units, by law, Mr. Dinkov could have lived in to be granted the owner-occupied exemption, were fully occupied by tenants for a year within three months of Mr. Dinkov Page 11 purchasing the property. There is simply no way he could have met the requirement for said exemption. Our complaint and backup documentation. Based on reviewing CSS data and documents related to present tenancies at said property, we believe the violations of the rent control ordinance at this property include: 1.​ Mr. Dinkov falsely claimed an owner-occupied exemption, as 33 State was not Mr. Dinkhov’s principal residence when he registered it as such, nor was it during the entirety of the tenancies in this complaint, in violation of 6-231(d). a.​ Mr. Dinkov first purchased the property on January 5, 2024 (see exhibit 1) and all three of the units were occupied by tenants by April 1, 2024 (see leases for all three units respectively: exhibit 2, exhibit 3, and exhibit 4), making it impossible for him to claim this as his principal residence. b.​ Included are five signed and notarized affidavits from all five tenants occupying all three units, stating, under penalty of perjury, that Mr. Dinkov never lived at the property, that they never saw him sleep at the building, that they only saw him at the property when he was doing work renovating the basement, and, indeed, that he told all of them he was a renter in Ogunquit (see exhibit 5, exhibit 6, exhibit 7, exhibit 8, exhibit 9) c.​ Also included is video and photographic evidence showing the basement being torn apart in November of 2024, during the period Mr. Dinkov appears to be claiming he lived in the basement (exhibit 10). d.​ Additionally, Venmo transactions show him making home rent payments to property owner Ms. Donna Lewis in Ogunquit during the period of January, 2024 to March of 2024 (and the rest of the year), adding to the evidence that he resided elsewhere (see exhibit 11). In fact, the Venmo payments actually use the emoji for rent. 2.​ Mr. Dinkov illegally raised rents on all three units in the building in violation of Sec. 6-234. a.​ Because 33 State Street was not owner-occupied, Mr. Dinkov was not allowed to raise rents in the building between tenancies by more than 10%. The registration of the units for 2023, when the building was owned by the previous landlord, shows the prior rents of the units to be $1,225, $1,175, and $1,125 respectively. Mr. Dinkov raised the rent the following amounts: i.​ Unit 1: 59.1% - From $1,225 to $1,950, as seen in exhibit 2 ii.​ Unit 2: 61.7% - From $1,175 to $1,900, as seen in exhibit 3 iii.​ Unit 3: 86.7% - From $1,125 to $2,100, as seen in exhibit 4 3.​ Mr. Dinkov failed to provide 1 month’s rent as reimbursement for the inconvenience of terminating tenant leases in units 1 and 2 between 60 and 90 days, In violation of section 6-236(a)3. Page 12  a.​ Mr. Dinkov notified the tenants of unit 1 and 2 that their tenancies would not be renewed and that they must vacate the units with less than 90-day notice (see exhibit 12 and exhibit 13), with no compensation provided as is required by law. Mr. Dinkov’s “evidence” Because there is no way, according to the law, for Mr. Dinkov to have actually lived in the building to earn the right to an owner occupied exemption, we are reluctant to discuss any of the circumstantial evidence he submitted attempting to claim he lived in an illegal dwelling in the basement. However, in case he still wants to argue that he spent 180+ days and nights in this windowless room, we will address a few of his more specious submissions. Parking Tickets: ​ Mr. Dinkov provided three parking tickets showing his car was parked in front of his building, two of which were in the middle of the night (see exhibit 14) as evidence he lived there. It should not need to be said, but by any means of legal analysis, having a picture of one’s car outside of a building does not provide any meaningful context about whether that building is one’s primary residence. That said, even if this did suggest he lived in the building, in reality, two of the parking tickets do not even cover the period in question. One was before the building was fully occupied by tenants (February 6, 2024) and the second was after the tenants left (May 20, 2025). The only one covering the period in question, from August 22, 2024, was issued at 5:49 pm according to the city of Portland parking division, a time when even the tenants testified he was sometimes present demolishing the basement. Car Registration: Mr. Dinkov provided his car registration, which claims his legal address as “33 State Street, Apt. 1.” First of all, apartment one was occupied, as evidenced by the lease we submitted. Second, this registration covers from August 1, 2024-July 31, 2025 (see exhibit 15). He claimed the owner occupied exemption back in February of 2024, when, according to the city of Portland, his car was not registered in Portland (see exhibit 15). When we called the State DMV, they confirmed the car was not registered in Portland prior to August 1, 2024. We’d suggest you ask for the registration of his car for the year covering February, 2024 when he claimed he lived in the building. Note from neighboring landlord: Mr. Dinkov provided a note from the owner of the property next door (31 State St.) claiming that in August, 2024, Mr. Dinkov told him that he could no longer share the laundry room with 31 State Street. The reason was that Mr. Dinkov claimed to be moving into the basement at that time. However, we know this claim to be false because the laundry room remained in use by the tenants of 33 and 31 State Street until November 11, 2024 when Mr. Dinkov informed his tenants that it would no longer be safe to enter the basement due to his “improving the heating system” (see exhibit 16). Again, this bolsters our claim he did not live in the building when he registered it as owner-occupied and that his “evidence” is false. Page 13 Text from upstairs tenant: Mr. Dinkov provided a text from the tenants in Unit 1, just above the area he claimed to live. In the text he quotes the tenants as saying, “It feels like there is very little separation between us and anything going on in the basement. This morning you woke us up at 7:30am.” (see exhibit 17). However, when you read the full text, you see it was from November 2 and clearly talks about hammering and power tools, which makes sense since he was renovating the basement by this time. As the tenants state in their affidavit, the disturbance on this occasion was caused by Mr. Dinkov entering the basement with a contractor below their bedroom early in the morning. The tenants in unit 1 never sent any messages complaining about noise from the basement prior, because no one was living there. Appraisals claiming a “finished basement”: Mr. Dinkov provided partial documentation from three appraisals of the property. Two from November, 2023, before he purchased the property and one from October, 2024, after he had owned it for 10 months. Although we do not have the full appraisals, and hence do not know what he is refusing to share, none of the appraisals describe a dwelling unit in the basement. In fact, the appraisal from 2024 describes only a laundry room as finished, and it awards the value of that space at only $12 per square foot, vs $55 per square foot for the livable spaces. The second appraisal shows three pictures of the basement, none which show a livable space (they show the laundry room, the meters, and the water heater). And the first says that while the basement is “finished” it says, “most of the finishings are old and/or damaged” and recommended that they be removed. Beyond this, there is no evidence whatsoever that insinuates the boarded up room in the basement of 33 State St. meets the robust minimum habitability standards for a “dwelling unit” outlined in Chapter 6 of the City Code, even if all of these other falsehoods were hypothetically true. From what we can tell, there wasn’t even a toilet. We could go on and on... In light of these violations, and this brazen attempt to sidestep the law, gouge his tenants, and make these three units unaffordable, we request that the Rent Board: 1.​ Revoke Mr. Dinkov’s primary residence exemption from rent control for 2024. 2.​ Repeal all rent increases imposed by Mr. Dinkov in 2024 and restore rents back to the last compliant rent ($1,225, $1,175, and $1,125 for units 1, 2, & 3, respectively). 3.​ Require Mr. Dinkov to fully refund tenants the amounts they were overcharged over the course of their leases, which, by our account, looks to be at least $725 per month for Units 1 & 2, and $975 per month for Unit 3. 4.​ Ensure that the tenants of Unit 1 and Unit 2 are each given one month’s rent (at the illegally high price that they were paying) as compensation for being given less than 90-days notice to vacate the unit. Page 14  5.​ Due to the egregious nature of these violations, impose fines on Mr. Dinkov similar to recent rent board levies: $100 per month per unit for illegal rent increases collected ($3,600) and $100 per violation for inadequate notice compensation ($300). Plus, $1,000 for his filing false information in regard to owner-occupancy, in violation of Section 6-150.1. 6.​ Additionally, we request $100 per instance for not providing the tenant rights document (as outlined in the amended NOV), $100 for not posting the tenant rights document (as outlined in the amended NOV). The landlord was not fined for either of these. Thank you for your immediate attention to this matter. We are happy to answer any questions about this complaint and provide additional backup documentation regarding any and all the matters discussed in this letter. We request that all communications regarding this complaint be sent to the union in response to our complaint and all documents pertaining to this investigation be made public upon completion. Portland Tenants Union Steering Committee Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 Page 27 Page 28 Page 29 Page 30 Page 31 Page 32 Page 33 Page 34 Page 35 Page 36 Page 37 Page 38  SWORN AFFIDAVIT OF MARIETTA MALLON ​ I, Marietta Mallon, being duly sworn, state as follows: 1.​ I was a tenant at 33 State St, Unit 1, Portland, Maine, from April 1, 2024 to April 4, 2025. I lived at this address with my partner, Sophia Thomas, where we rented from Mr. Atanas Dinkov. 2.​ Our lease included access to the laundry room, which took up about half of the basement. The rest of the basement was locked and windowless. 3.​ At the beginning of our lease term Mr. Dinkov told me that he was a renter in Ogunquit, ME and he discussed living in Ogunquit on multiple occasions. 4.​ Our apartment was on the first floor of the three story building and was located directly above the basement. 5.​ Ms. Thomas and I slept in the unit almost every night during the year of our tenancy, and in the bedroom above the enclosed area of the basement. 6.​ Due to the absence of soundproofing between the floor of my apartment and the basement, as well as gaps around pipes that allowed light through, I was aware of any activity taking place below us. Noises as subtle as a heavy sigh, mumbling, and footfalls were audible in our apartment, and when a light was turned on, I could see it through the cracks. 7.​ At no point during the entirety of my tenancy did my landlord, Mr. Atanas Dinkov, make the basement of the building his residence. I know this based on what I saw and heard, and based on Mr. Dinkov’s own statements to me. 8.​ From April 1, 2024 to May 4, 2024, Mr Dinkov did not live in the basement, nor was he at the property much. 1 Page 39 9.​ On May 4, 2024, Mr. Dinkov informed us that he would be out of the country for an extended period of time. 10.​On August 13, 2024, he informed us of his return to Maine. 11.​For several days in early September, Mr. Dinkov came to the building after work to remove an old oil tank in the basement. The fumes from this process were so strong that my partner and I had to spend a night elsewhere. Mr Dinkov confirmed this when I texted him about the chemical fumes (see exhibit A). 12.​His work in the basement continued sporadically through Sept/Oct. 13.​On November 2, 2024, I texted Mr. Dinkov to say that this work was disruptive and that he and his contractor had woken me and my partner up at 7:30am as they were discussing moving the water heater (see exhibit B). 14.​On November 11, 2024, Mr. Dinkov texted all five tenants of 33 State St. informing us that it would no longer be safe to use the laundry room because he was “improving the heating system” (see exhibit C). 15.​My partner and I went into the basement on November 11, 2024 and saw parts of the ceiling ripped out, wires hanging down, wood and rusty metal debris scattered throughout the space, and a large portion of the wall torn down (see exhibit D). 16.​On November 24, 2024, a Sunday, the sound of a smoke detector’s low battery beep was audible through the floor from the closed section of the basement. When my partner texted Mr. Dinkov in our shared group chat at 12:16pm to let him know, he replied by saying that he would stop by the property in a few hours (see exhibit E). 17.​After providing notice of lease non-renewal on January 29, 2025, Mr. Dinkov informed me that he needed our unit so that he could move into the property. 2 Page 40 Page 41 Page 42 Page 43 Page 44 Page 45 Page 46 Page 47 Page 48 Page 49 Page 50 Page 51 Page 52 Page 53 Rent payments made by Mr. Dinkov to Ms. Donna Lewis by Venmo from January 2024 - April, 2025 Page 54 Rent payments made by Mr. Dinkov to Ms. Donna Lewis by Venmo from January 2024 - April, 2025 Page 55 Page 56 Page 57 Page 58 Page 59 Page 60 Page 61 Page 62 10/28/25, 3:47 PM City of Portland Mail - Rent Board Public Hearing - 33 State St (CBL: 044-B-016-001) Dylan Orr <dorr@portlandmaine.gov> Rent Board Public Hearing - 33 State St (CBL: 044-B-016-001) 2 messages Atanas Dinkov <addinkov01@gmail.com> Mon, Oct 27, 2025 at 12:10 PM To: rentboard@portlandmaine.gov Hi there, My name is Atanas Dinkov and I own the property located on 33 State St (CBL: 044-B-016-001) Portland Maine. I am reaching out regarding a request for a hearing submitted by Portland Tenants Union in regards to a potential violation of the City of Portland's Rent Stabilization Ordinance. Please note that Portland Tenants Union has already notified Housing Safety/Permitting and Inspection department regarding potential violation of the City of Portland's Rent Stabilization Ordinance. As a result investigation was completed by Adam O’Conner (Rental Registration Inspector Licensing) that concluded the property located at 33 State Street was owner-occupied as defined under Sec 6-150.1 of the City Code from January 2024 to present, exempting the property from Article XII. All this started in May 2024 and I do not understand why I have to go through this again? I am providing the following information in addition to investigation completed: 1. Amendment of Notice of Violation and Order to Correct 2. House inspection completed by Department of Planning and Urban Development CITY OF PORTLAND – please note this is a clear evidence Basement Unit was a Legal rentable unit including operational bathroom/shower and toilet. 3. Property data card – uploaded from City of Portland website. See towards the end of page This is an additional prove (besides Home inspection and two apprisals.) regarding Finished Basement status which is considered a livable area. 4. Extraction Bank statements regarding Venmo Payment – this is a proof I am paying $500.00 per month for an Office space including parking plus $70.00 for a Verizon phone line. Bank statements were provided to Adam O’Conner too. 5. CPA license for the state of Maine. – I need an office to complete my accounting work. 6. First pages of 2024 tax return and Tax Transcript showing my legal address 33 State street Portland ME. 7. Copy of Drivers License. - please note I changed my address beginig of the fiscal year 2024. 8. Copy of email from Portland Tenant Union insisting me paying $35,937.50 to tenants and identifying my going forward rents. Just wondering does the union have the right to enforce City of Portland Housing Safety Department Notice of Violation? 9. Portland Tenants Union Constitution – Please see page 3/5 section Financial Reimbursement from Landlords and consider the reason and more specifically the incentives Portland Tenant Union is trying to receive. This file was dowloanded from Portland Tenant Union website. 10. Link where the Portland Tenants Union Constitution was found. 11. Birth Certificate - explaning the reason I spent few months out of the country. I will provide copy of flight tickets if you would like. Let me know if you have any additionla questions/requests. Plese confirm you have received this email and all files attached Thank you. 11 attachments CPA License.pdf 166K Bank stmts Venmo payments.docx 107K ID.docx 488K https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1847152072845833463&simpl=msg-f:184715207284583346… 1/2 Page 63 10/28/25, 3:47 PM City of Portland Mail - Rent Board Public Hearing - 33 State St (CBL: 044-B-016-001) Gmail - Fw_ NOV for 33 State.pdf 639K Birth Certificate.pdf 1264K LINK Portland Tenants Union Constitution DRAFT link.docx 14K Property data card.pdf 51K PTU Constitution DRAFT (2025) - Google Docs.pdf 137K Amended 33 State Street Notice of Violation (1) - Copy.pdf 2205K Tax return.pdf 1530K 33 State St Housing Inspection 4 units.pdf 3172K Dylan Orr <dorr@portlandmaine.gov> Tue, Oct 28, 2025 at 11:30 AM Cc: rentboard@portlandmaine.gov got it Dylan Orr Rental Registration Coordinator City of Portland 389 Congress St, Portland, ME 207-874-8966 dorr@portlandmaine.gov [Quoted text hidden] https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1847152072845833463&simpl=msg-f:184715207284583346… 2/2 Page 64 10/30/25, 2:03 PM City of Portland Mail - Rent Board Public Hearing 33 State St - additional information Dylan Orr <dorr@portlandmaine.gov> Rent Board Public Hearing 33 State St - additional information 1 message Atanas Dinkov <addinkov01@gmail.com> Thu, Oct 30, 2025 at 9:29 AM To: rentboard@portlandmaine.gov Good morning, I am providing additional information regarding my case. I am kindly asking to consider Rule 80B of Maine Rules of Civil Procedure according to which each side of the case has the right to appeal a City of Portland decision to Superior Court within 30 days. Portland Tenants Union DID NOT appeal CIty of Portland decision to Superior Court or to the Rent Board within the time frame (30 days) according to rule 80B which is explicitly stated within initial email and Notice of Violation by itself. (See attached) Notice of Violation was issued on 07/17/2025 and Portland Tenants Union letter requesting public hearing is dated 09/25/2025. I believe this is about a 70 days time period without response. In my understanding if you do not appeal a Government decision within time frame defined in this case by Rule 80b of the Maine Rules of Civil Procedure you agree with it. Thank you very much for your consideration. Rule 80b.pdf 1160K https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1847413679445515727&simpl=msg-f:1847413679445515727 1/1 Page 65 Page 66 Page 67 City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager 07/17/2025 License #: LTR-006077-2024 Code Case #: RCD2500009 Atanas Dinkov 33 State St Portland, ME 04101 AMENDMENT OF NOTICE OF VIOLATION AND ORDER TO CORRECT A Notice of Violation and Order to Correct (NOV) was issued on 06/24/2025 and required the violations related to property at 33 State Street (“Property”) to be corrected by 07/24/2025. The NOV alleged violations of Section 6-155 (d) (providing false information) and of Section 6-234(c) (improper rent increases) based, in part, on the finding that the Property was not owner-occupied prior to the Owner, Atanas Dinkov (“Owner”), moving into Unit 1 on or about April 15, 2025. At the time of an on-site inspection on June 11, 2025, the Owner was residing in Unit 1. Unit 2 was being renovated, and Unit 3 was tenant occupied. The basement was also being renovated and was torn down to the studs. Given the condition of the basement, it was determined that the Owner could not have lived in the basement prior to moving into Unit 1. As a result, the City issued the NOV based on the premise that the Property was not owner-occupied when the Owner increased the rent in January 2024. Following the issuance of the NOV, the Owner provided additional information which, after careful review and consideration, the City finds sufficiently demonstrates that the Owner resided at the Property from January 2024 to present and, therefore, the Property was exempt from Article XII of Chapter 6 of the City Code. In reaching this conclusion, the City considered the following information from the Owner: The Owner indicated that he resided at the Property from January 2024 to present. The Owner explained that a personal family situation required him to travel to and from his home country of Bulgaria. The Owner initially resided in Unit 1, then relocated to the basement of the Property, and moved back into Unit 1 after the unit was vacated on or about April 15, 2025. The Owner also provided the following exculpatory information to support his contention that he resided at the Property at all times relevant to the NOV: • A Home Inspection report dated 11/15/2023 from Square One Inspections, Matthew Tycz (inspector). The inspection report refers to the basement as “Finished”. The report goes further to say, “Most of the basement ceilings, walls, and floors have been covered with interior finishing”. The report contains photos of the basement in a finished state. • An Appraisal of Real Property report dated 11/17/2023. The report contains photos of the basement in a finished state. 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 68 City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager • An Appraisal of Real Property report dated 10/18/2024 from Class Valuation, Christina Strong (appraiser). The report refers to the basement as “finished”. The report contains photos of the basement in a finished state. • A text message from a tenant to the Owner dated 11/2/2024 informing the Owner that the noise from the basement was disturbing them. The text states, “the sound of voices when someone speaks from below is loud enough that they seem to be almost in the same room with us.” The message also states, “This morning you woke us up at 7:30 am.” • A Google Maps Street View photo dated December 2024 that shows the Owner’s car in front of the building. • Three parking tickets with photos that show the Owner’s car in front of the building. The tickets are dated 2/6/2024, 5/20/2024, and 8/22/2024. • A copy of the Owner’s vehicle registration showing the vehicle cited in the parking tickets is their registered vehicle. • A signed letter dated 7/1/2025 from Dimitry Shevorski, resident of 31 State St, Apt 3, the letter states that in August 2024, the Owner told Mr. Shervorski he “will no longer be able to use the washer/dryer that was located in the basement unit of his building because he was going to live there. Moving forward, I frequently saw him going in and out of that unit, lights being on there, and his car being parked by the building.” • A signed letter dated 7/3/2025 from UPS driver Joe Dubber that states, “Based on how often I see him making deliveries on 33 State Street Portland ME and nearby I believe Atanas resides at 33 State Street Portland ME.” • A signed letter dated 7/12/2025 from Donna Lewis of 62 Cherry Lane, Ogunquit, ME 03907. The letter states that “Atanas Dinkov rents a room in our house in Ogunquit, ME which he uses as a workspace from time to time. He pays us $500 per month for the room and a parking space; plus $70 per month for his Verizon phone line.” The Owner reports that he uses that space as his office to conduct his professional accounting work and does not live there. • The Owner presented bank records showing a payment of $570 from his Venmo account. • The Owner had their own mailbox at the Property to receive correspondence. Copies of the aforementioned documents are attached for reference. Given the documents and information provided by the Owner it can reasonably be assumed that the Property was owner-occupied as defined under Sec 6-150.1 of the City Code from January 2024 to present, exempting the property from Article XII. The following violation(s) have been resolved as a result of the additional information received: • Sec 6-155(d) – Providing False Information • At the time of the Short-Term Rental Registration, the information provided by the Owner was accurate. Article VI of the City code requires registration for new owners within 30 days of purchase, but does not require the City to be notified if an owner vacates the occupied unit. There is no evidence that the Owner rented Unit 1 as a Short-Term Rental while it was occupied by the long-term tenant. • One count of providing false information will remain for Long-Term Registration. The penalty for which is $1,000. • Unit 1 was not properly registered as a Long-Term Rental in 2024 or 2025. The Owner will be required to register the unit for those years and pay all applicable fees and penalties. 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 69 City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager • Sec 6-234(c) – Increase in Rent of over 10% • The property is Owner-occupied as defined by Sec 6-150.1 and exempt from this requirement. • Sec 6-236 – Termination of Tenancy • The property is Owner-occupied as defined by Sec 6-150.1 and exempt from this requirement. • The Owner provided the 30-day minimum notice as required by the State of Maine. • Sec 6-234(f) – Remedy • The property is Owner-occupied as defined by Sec 6-150.1 and exempt from this requirement. • As an exempt property, no rent overcharges remain. In conclusion, the Owner has demonstrated through contemporaneous documentation and signed letters that the property was owner-occupied at all times relevant to the NOV. A new Notice of Violation has been issued with the current violations and sent to the Owner. Thank you, Adam O’Connor Rental Registration Inspector 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 70 Page 71 Page 72 Page 73 Page 74 Page 75 Page 76 Page 77 Page 78 Page 79 Page 80 Page 81 Page 82 Page 83 Page 84 Page 85 Page 86 Page 87 Please see pages: 6/8 and 8/8 Note: This is a clear evidence Basement Unit was a Legal rentable unit including operational bathroom/shower and toilet. Dwelling units 4 Page 88 Page 89 Page 90 Page 91 Page 92 Basement Page 93 Page 94  Four dwelling units Basement dwelling unit. Page 95 Property Search | Portland ME 11/13/23, 5:23 PM PARID: 044 B016001 33 STATE ST GAY ERIC H AND HEATHER GAY JTS Parcel Parcel ID 044 B016001 Property Location 33 STATE ST Unit Living Unit 3 Land Use Code 13 - THREE FAMILY Land Area (acreage) Land Area (square footage) .0436 Notes 1899 44-B-16 STATE ST 33 1901 SF Utilities 1 - ALL PUBLIC - - Owners Owner GAY ERIC H & HEATHER GAY JTS Address 33 STATE ST City, State, Zip PORTLAND ME 04101 Deed Date 10/19/2018 Book 35230 Page 147 Assessed Values Land $197,900 Building $375,200 Total $573,100 Homestead / Veterans Exemption $0 Other Exemptions $0 Taxable Value $573,100 Sales History Date Price Grantee Grantor Book Page 10/19/2018 $350,000 GAY ERIC H & CBPC HOLDINGS LLC 35230 147 04/16/2010 $330,000 CBPC HOLDINGS LLC MID-TOWN PROPERTIES LLC 27715 023 05/20/2009 $0 MID-TOWN PROPERTIES LLC SIMPSON WILLIAM P 26907 165 03/25/2008 $0 SIMPSON WILLIAM P 25917 129 11/16/2007 $0 MID-TOWN PROPERTIES LLC 25624 059 Residential Card 1 Style OLD STYLE Year Built 1900 Stories 3 Attic 1 - NONE Fuel Type 4 - OIL Heat System 5 - STEAM Heat/AC Type 2 - BASIC Fireplaces 1 Total Rooms 15 Bedrooms 6 Full Baths 3 Half Baths Basement 4 - FULL Basement Garage Spaces Finished Basement Area 200 Basement Rec Room Area Unfinished/Cathedral Area Living Area 1,973 Assessment History https://assessors.portlandmaine.gov/Datalets/PrintDatalet.aspx?pin=0…eq=0&card=1&roll=REAL&State=1&item=1&items=-1&all=all&ranks=Datalet Page 1 of 2 Page 96 Property Search | Portland ME 11/13/23, 5:23 PM Standard Other Taxable Year Land Building Total Exemption Exemption Value 2023 $197,900 $375,200 $573,100 $0 $0 $573,100 2022 $197,900 $375,200 $573,100 $0 $0 $573,100 2021 $197,900 $375,200 $573,100 $0 $0 $573,100 2020 $133,100 $120,000 $253,100 $0 $0 $253,100 2019 $133,100 $120,000 $253,100 $0 $0 $253,100 2018 $133,100 $120,000 $253,100 $0 $0 $253,100 2017 $133,100 $120,000 $253,100 $0 $0 $253,100 2016 $133,100 $120,000 $253,100 $0 $0 $253,100 2015 $133,100 $120,000 $253,100 $0 $0 $253,100 2014 $133,100 $120,000 $253,100 $0 $0 $253,100 https://assessors.portlandmaine.gov/Datalets/PrintDatalet.aspx?pin=0…eq=0&card=1&roll=REAL&State=1&item=1&items=-1&all=all&ranks=Datalet Page 2 of 2 Page 97 Page 98  State of Maine DEPARTMENT OF PROFESSIONAL AND FINANCIAL REGULATION OFFICE OF PROFESSIONAL AND OCCUPATIONAL REGULATION BOARD OF ACCOUNTANCY License Number CP10739 Be it known that ATANAS DIMITROV DINKOV has qualified as required by Title 32 MRS Chapter 113 and is licensed as: CERTIFIED PUBLIC ACCOUNTANT ISSUE DATE EXPIRATION DATE September 30, 2025 Joan F. Cohen, Commissioner September 30, 2026  Detach STATE OF MAINE STATE OF MAINE DEPARTMENT OF PROFESSIONAL AND FINANCIAL REGULATION DEPARTMENT OF PROFESSIONAL AND FINANCIAL REGULATION OFFICE OF PROFESSIONAL AND OCCUPATIONAL REGULATION BOARD OF ACCOUNTANCY 35 State House Station Augusta, Maine 04333-0035 (207) 624-8603 License Number CP10739 ATANAS DIMITROV DINKOV CERTIFIED PUBLIC ACCOUNTANT Joan F. Cohen, Commissioner ISSUED 09/30/2025 EXPIRES 09/30/2026 Page 99 Page 100 Page 101 Page 102 10/26/25, 8:27 AM Gmail - Fw: NOV for 33 State Atanas Dinkov <addinkov01@gmail.com> Fw: NOV for 33 State 1 message Atanas Dinkov <addinkov@yahoo.com> Sun, Oct 26, 2025 at 8:26 AM To: Atanas Dinkov <addinkov01@gmail.com> ----- Forwarded Message ----- From: Portland Tenants Union <info@portlandtenantsunion.org> To: "addinkov@yahoo.com" <addinkov@yahoo.com> Sent: Monday, July 14, 2025 at 12:33:10 PM EDT Subject: NOV for 33 State Good afternoon Mr. Dimitrov, We are Portland Tenants Union. We represent tenants throughout the city of Portland in regard to rent control issues and have helped negotiate a number of settlements to resolve complaints and notices of violation. In this case we are reaching out at the request of your former tenants at 33 State Street. As you know, the city of Portland issued a notice of violation on June 24, 2025 regarding their tenancies, with a deadline of July 24, 2025 to resolve those violations in order to avoid fines and possible legal action. Based on that notice, we believe that you owe the tenants the following amounts: 1-0 | | Unit 1 - $10,650 1-1 | | 10,650.00 Unit 2 - $13,587.50 1-2 | | + 13,587.50 Unit 3 - $11,700 1-3 | | + 11,700.00 Please keep in mind 10% would go to the union. See work 1-T | Total | = 35,937.50 paper PTU Constitution DRAFT 2025 attached. And the rents for the units going forward must be set at: Unit 1 - $1,125 1 bedroom apartment Unit 2 - $1,175 1 bedroom apartment Unit 3 - $1,125 2 bedroom apartment We are reaching out to see if we can help facilitate the resolution of these matters. We are certainly willing to work with you to find the best way to make this work for everyone. As the tenants have asked us to represent them in this matter, please reach out to us with any questions and to discuss payment details, rather than contacting the tenants directly. We look forward to resolving this matter with you before the deadline of July 24, 2025, so you can present something to the city saying the matter is satisfied. Sincerely, PTU Steering Committee https://mail.google.com/mail/u/0/?ik=b2a7492f9c&view=pt&search=all&permthid=thread-f:1847047333486892585&simpl=msg-f:1847047333486892585 1/1 Page 103 See page 3/5 ​Portland Tenants Union Constitution DRAFT​ ​Table of Contents​ ​Introduction​ ​Article I – Name​ ​Article II – Objectives and Principles​ ​Article III – Organizational Structure​ ​Article IV – Membership​ ​Article V – Tenant Council​ ​Article VI – Elections​ ​Article VII – Amendments​ ​Introduction​ ​We are a city wide union run by and for Portland tenants. We believe that all people deserve a safe and​ ​affordable place to live and we are dedicated to fighting for the rights and dignity of all tenants. We​ ​come from all backgrounds and walks of life, including different races and ethnicities, cultures and​ ​religions, genders and sexual orientations. We are united by our shared commitment to justice for​ ​tenants and we are building a powerful union to fight for our rights.​ ​We prioritize affordability and the fundamental right to housing over the profits of a few wealthy​ ​landlords, developers, and Wall Street hedge funds. We will work toward a future in which Portland​ ​guarantees a home for all and where housing is not a speculative investment. Where landlords are held​ ​accountable to providing safe, well maintained, beautiful housing that is comfortable, stable, and​ ​affordable.​ ​Article I – Name​ ​Portland Tenants Union [PTU].​ ​Article II – Objectives and Principles​ ​The objectives of PTU are:​ ​1)​ ​To educate, organize, and unite Portland tenants.​ ​2)​ ​To win improved housing conditions and stable and affordable rents.​ ​Article III – Organizational Structure​ ​3.1 Annual Membership Convention​ ​Each year, in January if possible, a Convention of PTU’s membership will decide key matters of​ ​organization and strategy for the year to come.​ ​3.2 Tenant Council​ ​The Tenant Council will carry out the mandate of the membership between Conventions. The Tenant​ ​1​ Page 104 ​Council will be composed of two Co-Chairs, a Secretary, and a Treasurer, and up to seven (7) members,​ ​elected by dues-paying Union members.​ ​Article IV – Membership​ ​4.1 Membership Criteria​ ​1.​ ​All renters in Portland are eligible to become members of PTU.​ ​a.​ ​A renter shall be defined as any person who pays rent to a landlord for housing or who​ ​lacks stable housing.​ ​2.​ ​Any renter who lives in Portland may join PTU by filling out the official member sign up form​ ​and paying monthly dues.​ ​4.2 Rights of Members​ ​1)​ ​Full backing from PTU in disputes with their landlord.​ ​a)​ ​Advise members on their rights.​ ​b)​ ​Contact the landlord on behalf of members, upon request.​ ​c)​ ​Provide Tenant Advocates to attend meetings with the landlord.​ ​d)​ ​Recommend lawyers and provide financial support for legal representation, when​ ​possible and approved by the Tenant Council.​ ​e)​ ​File complaints on their behalf upon request to the city.​ ​f)​ ​File complaints on their behalf upon request to the rent board.​ ​2)​ ​To vote in all Union elections in accordance with these bylaws, agreements directly affecting​ ​the member as a tenant, and to run for any position on the tenant council.​ ​3)​ ​To attend, participate, and vote on all questions at the yearly Membership Convention and all​ ​regular and special membership meetings of PTU.​ ​4)​ ​To utilize all services provided by PTU and to participate in all social, educational, and cultural​ ​activities.​ ​5)​ ​Ability to purchase any PTU merchandise at cost.​ ​6)​ ​Access to member-only communication channels.​ ​4.3 Responsibilities of Members​ ​1)​ ​Support and defend PTU and members.​ ​2)​ ​Comply with decisions of PTU made pursuant to this constitution.​ ​3)​ ​Participate in PTU activities when requested (such as attending rent board meetings, emailing​ ​city council etc.)​ ​4.4 Dues​ ​1)​ ​Portland Tenants Union collects dues from all Union members to further the activities of PTU,​ ​such as administrative costs, events, and legal support.​ ​2)​ ​PTU collects dues as a percentage of rent (minimum .5%, not to exceed 1.5%). Landlords are​ ​encouraged to stand with PTU in solidarity by pledging to pay these dues on behalf of their​ ​tenants.​ ​2​ Page 105  ​a)​ ​Tenants receiving public support (section 8, voucher, general assistance, etc) pay dues​ ​based on their portion of rent.​ ​Dues Exemptions:​ ​Tenants may request dues waivers in the following circumstances:​ ​1)​ ​Rent is more than 50% of monthly income and income is below 80% of median average​ ​income ($68,500 as of 2024).​ ​2)​ ​Tenants who are unemployed.​ ​3)​ ​Unhoused.​ ​4)​ ​Other extenuating circumstances.​ ​Financial Reimbursement from Landlords​ ​In the case that PTU assists a member, or group of members, in receiving monetary​ ​compensation from their landlord in relation to a violation of tenants rights, a donation of 10%​ ​is recommended back to PTU from the member.​ ​Article V – Officers and Tenant Council​ ​5.1 Co-Chairs​ ​1)​ ​The Co-Chairs will be elected by the general membership of PTU. The term of the Co-Chairs​ ​shall be 2 years with no term limit (terms will be staggered).​ ​2)​ ​The Co-Chairs are empowered by their elections to carry out the plans and programs decided on​ ​by the Tenant Council and are responsible for the day-to-day administration of PTU, including,​ ​but not limited to:​ ​a)​ ​Facilitates broad rank-and-file participation​ ​b)​ ​Grows the membership and power of PTU​ ​c)​ ​Represents PTU publicly and with key coalitional partners​ ​d)​ ​Drives strategic planning, including providing an annual budget to the Tenant Council​ ​for approval​ ​e)​ ​Calls and chairs regular and emergency meetings of the Tenant Council.​ ​f)​ ​Create committees as needed​ ​g)​ ​Sign official documents​ ​5.2 Secretary​ ​The Secretary will be elected by the general membership of PTU. The term shall be 1 year.​ ​1)​ ​Maintain PTU documents and organizational systems​ ​2)​ ​Maintain PTU communication channels including the website​ ​3)​ ​Manage membership lists and CRM​ ​5.3 Treasurer​ ​1)​ ​The Treasurer will serve as PTU’s chief fiscal officer.​ ​2)​ ​The Treasurer will receive, manage, and distribute dues/funds according to the principles of​ ​PTU, as authorized by the Tenant Council, as executed by the Co-Chairs.​ ​3​ Page 106 ​5.4 Tenant Council Members​ ​1.​ ​In addition to the officers, the tenant council shall consist of up to 7 members of the Portland​ ​Tenants Union willing to take an active role in developing and promoting the activities of PTU.​ ​2.​ ​Tenant council terms shall be one year, with no term limit.​ ​3.​ ​The Tenant Council will meet at least 10 times a year and will be chaired by one of the PTU​ ​Co-Chairs.​​The Council may decide to meet more frequently,​​and may also meet on an area or​ ​committee basis.​ ​4.​ ​At any time, one-third of the members of the Council may request that the Co-Chairs Convene a​ ​special meeting of the Council which must be held within ten days after receipt of such request.​ ​5.​ ​An elected Tenant Council member who fails to attend three Council meetings in a year,​ ​without proper excuse, will cease to be a member of the Council. The vacancy will be filled by​ ​a special election no later than six weeks from the time the vacancy occurs. Procedure for other​ ​elections, except as otherwise provided in these bylaws, will be determined by the Tenant​ ​Council.​ ​The Tenant Council will have the following powers:​ ​1)​ ​To formulate plans, programs, and policies for PTU.​ ​2)​ ​To receive and act upon reports of the Co-Chairs and other​​officers.​ ​3)​ ​To approve an annual budget recommended by the Co-Chairs, including the expected dues​ ​level, and authorize the officers to execute said budget.​ ​4)​ ​To call rent strikes, when authorized by the members direc​tly affected as tenants.​ ​5)​ ​To recommend a city-wide rent strike with 70% support of the membership.​ ​5.5 Recalls​ ​All Officers and Tenant Councilors may be recalled through procedures developed by the full Tenant​ ​Council and approved by membership​ ​Article VI – Elections​ ​6.1 Voting​ ​1)​ ​The officers and members of the Tenant Council shall be elected at the annual Membership​ ​Convention by majority vote through ranked choice.​ ​2)​ ​The first two Co-Chairs will be elected to staggered terms (one for two years, and one for one​ ​year). Thereafter, one or the other will be up for re-election annually.​ ​3)​ ​The Tenant Council reserves the right to revise these election proceedings after the 2024​ ​Membership Convention.​ ​6.2 Vacancies​ ​1)​ ​Each officer elected at the Membership Convention shall take office immediately upon the​ ​officer’s election and shall serve until the officer’s successor is elected.​ ​2)​ ​In the event of a vacancy in the office of either Co-Chair or the Secretary or Treasurer, the​ ​remaining Tenant Council will appoint an interim within 30 days of the vacancy until a​ ​replacement is elected at the next Annual meeting to fill the remainder of the term.​ ​4​ Page 107  ​Article VII – Amendments​ ​Amendments to these bylaws may be initiated by:​ ​1)​ ​A majority vote of the Tenant Council; or,​ ​2)​ ​A petition signed by ten percent (10%) of the members of PTU who are in good standing.​ ​The Tenant Council shall submit the proposed amendment(s) to a vote of the general membership with​ ​at least 30 days notice at any membership meeting. Amendments will be approved with a 3/5ths vote.​ ​5​ Page 108 Portland Tenants Union Cons�tu�on DRAFT htps://docs.google.com/document/d/1OwHMLK2tMa4NhsbE4bKgZ1CgoH82GdMMiCAtUmhO 5rg/edit?link_id=4&can_id=2a122f020fc2a9cf67d9a1c5332407b9&source=email-ptu-march- 5th-general-mee�ng-2&email_referrer=&email_subject=ptu-goes-to-city-council-and-may- general- mee�ng&&&link_id=7&can_id=1be104dc5f419c213ba0cc0�4e5fa94&email_referrer=email_27 21751&&&email_subject=portland-tenants-union-events-this-week&tab=t.0 Page 109 Page 110 Page 111 Page 112 Page 113 Page 114 Page 115 Page 116 RENT BOARD HEARING Tuesday, December 2, 2025 Page 117  WHO WE ARE Portland Tenants Union was founded by tenants across the city who came together to defend their rights. We aim to educate tenants, support them in addressing violations with their landlord, and help submit complaints with the City of Portland. Page 118  We are here today asserting the rights of the former tenants of 33 State Street “Any Tenants Union shall have standing as a party to assert the rights or interests of ANY Tenants,individually or collectively, under this Chapter in any complaint, appeal, or other proceeding …” Sec. 6-234(a) (emphasis added) Page 119 Mr. Atanas Dinkov falsely registered 33 State Street as Owner- Occupied in order to raise rents well above the allowable limits and avoid 90-day notice requirements Unit 1: 59.1% - From $1,225 to $1,950 Unit 2: 61.7% - From $1,175 to $1,900 Unit 3: 86.7% - From $1,125 to $2,100 Mr. Dinkov failed to compensate tenants for lease termination notice of less than 90 days “(d) Rental Units within a building containing only two (2), three (3) or four (4) dwelling units, one of which the property owner currently occupies as his or her principal residence” Page 120  Timeline to Deception Jan. 5, 2024 Mr. Dinkov purchased 33 State Street Page 121  Timeline to Deception Jan. 5, 2024 Mr. Dinkov purchased 33 State Street Jan. 10, 2024 Only units 2 & 3 are applied for LTRs Page 122  Timeline to Deception Jan. 5, 2024 Mr. Dinkov purchased 33 State Street Jan. 10, 2024 Only units 2 & 3 are applied for LTRs Apr. 1, 2024 All 3 units were rented out Page 123  Timeline to Deception Jan. 5, 2024 Mr. Dinkov purchased 33 State Street Jan. 10, 2024 Only units 2 & 3 are applied for LTRs Apr. 1, 2024 All 3 units were rented out Page 124  Timeline to Deception Jan. 5, 2024 Mr. Dinkov purchased 33 State Street Jan. 10, 2024 Only units 2 & 3 are applied for LTRs Apr. 1, 2024 All 3 units were rented out Page 125  Timeline to Deception Jan. 5, 2024 Mr. Dinkov purchased 33 State Street Jan. 10, 2024 Only units 2 & 3 are applied for LTRs Apr. 1, 2024 All 3 units were rented out Apr. 17, 2024 Only units 2 & 3 are registered Page 126  False Claim of Owner Occupancy Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants. Apr 1, 2024 Apt 1 rented out Page 127  False Claim of Owner Occupancy Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants. Apr 1, 2024 Apt 1 rented out Claimed Apt 1 as Apr. 22, 2024 residence on license Page 128  False Claim of Owner Occupancy Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants. Apr 1, 2024 Apt 1 rented out Claimed Apt 1 as Apr. 22, 2024 residence on license Claimed Apt 1 as Apr. 23, 2024 voting address Page 129  False Claim of Owner Occupancy Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants. Apr 1, 2024 Apt 1 rented out Claimed Apt 1 as Apr. 22, 2024 residence on license Claimed Apt 1 as Apr. 23, 2024 voting address July 1, 2024 Claimed Apt 1 on his car registration Page 130  False Claim of Owner Occupancy Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants. Apr 1, 2024 Apt 1 rented out Claimed Apt 1 as Apr. 22, 2024 residence on license Claimed Apt 1 as Apr. 23, 2024 voting address July 1, 2024 Claimed Apt 1 on his car registration Claimed Apt 1 as his residence on notarized Nov. 7, 2024 STR affidavit Only submits 2025 LTRs for Units 2 & 3 again Page 131 Exposed. Fined. Page 132  And Then The Story Changes After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit 1, contradicting every legal document he submitted during the tenancies in question. Page 133  And Then The Story Changes After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit 1, contradicting every legal document he submitted during the tenancies in question. “And in the beginning of August 2024, he told me that I wil no longer be able to use the washer/dryer that was located in the basement unit of his building because he was going to live there.” Neighbor. Page 134  And Then The Story Changes After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit 1, contradicting every legal document he submitted during the tenancies in question. “And in the beginning of August 2024, he told me that I wil no longer be able to use the washer/dryer that was located in the basement unit of his building because he was going to live there.” Neighbor. “I believe he was residing in his basement unit for a certain time.” Neighbor. Page 135  And Then The Story Changes After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit 1, contradicting every legal document he submitted during the tenancies in question. “And in the beginning of August 2024, he told me that I wil no longer be able to use the washer/dryer that was located in the basement unit of his building because he was going to live there.” Neighbor. “I believe he was residing in his basement unit for a certain time.” Neighbor. “The Owner [told us that he] initially resided in Unit 1, then relocated to the basement of the Property...” City of Portland Page 136 Now Mr. Dinkov claims to have lived in the basement rather than unit 1. However, there was no 4th dwelling unit in the basement. Page 137 Now Mr. Dinkov claims to have lived in the basement rather than unit 1. However, there was no 4th dwelling unit in the basement. Page 138 Now Mr. Dinkov claims to have lived in the basement rather than unit 1. However, there was no 4th dwelling unit in the basement. Page 139 Now Mr. Dinkov claims to have lived in the basement rather than unit 1. However, there was no 4th dwelling unit in the basement. Page 140 Now Mr. Dinkov claims to have lived in the basement rather than unit 1. However, there was no 4th dwelling unit in the basement. Page 141  Rooming Unit vs Dwelling Unit -Mr. Dinkov’s testimony -City memo All parties concede that the basement of 33 State Street is not a dwelling unit. Page 142  Decision Avenue #1: Mr. Dinkov needs to have lived in a dwelling unit to be exempt from rent control -33 State Street LTR Registration Page 143  Decision Avenue #2: Mr. Dinkov provided no evidence that the basement unit was his principal residence under the law -City memo The “rental unit” currently under question for owner occupancy is the supposed “basement unit”. All of Mr. Dinkov’s tax and government identifications list Unit 1 as his address, which is a rental unit that was occupied by tenants the entire year. Page 144  Decision Avenue #2: Mr. Dinkov provided no evidence that the basement unit was his principal residence under the law -City memo Page 145  Decision Avenue #3: The basement did not, and still does not, meet the standards of habitability for a rooming unit -Sec. 6-111. Minimum plumbing standards. Page 146  Decision Avenue #3: The basement did not, and still does not, meet the standards of habitability for a rooming unit -Sec. 6-111. Minimum plumbing standards. Page 147  Decision Avenue #3: The basement did not, and still does not, meet the standards of habitability for a rooming unit -Sec. 6-111. Minimum plumbing standards. Page 148  Decision Avenue #3: The basement did not, and still does not, meet the standards of habitability for a rooming unit -Sec. 6-111. Minimum plumbing standards. -City memo Page 149  Boarded up windows to 33 State Street Basesment. 1/20/2025 Page 150  Adding to the evidence that the basement did not meet the living standards of a rooming unit, Mr. Dinkov texted his tenants on November 11, 2024, “Based on some safety issues concern and conversation with certified plumber the laundry room will not be available till the end of the year” Page 151  Decision Avenue #4: Mr. Dinkov did not live anywhere in 33 State St. All five tenants, occupying all three units, confirm, under oath, that the landlord never lived at the property Page 152 Mr. Dinkov did not live anywhere in 33 State St. Tenants confirm, under oath, that landlord never lived at the property Page 153 Mr. Dinkov did not live anywhere in 33 State St. Tenants confirm, under oath, that landlord never lived at the property Page 154 Mr. Dinkov did not live anywhere in 33 State St. Tenants confirm, under oath, that landlord never lived at the property Page 155 Mr. Dinkov did not live anywhere in 33 State St. Tenants confirm, under oath, that landlord never lived at the property Page 156 Mr. Dinkov did not live anywhere in 33 State St. Tenants confirm, under oath, that landlord never lived at the property Page 157  Mr. Dinkov’s “Evidence” Doesn’t Add Up Mr. Dinkov has failed to provide meaningful evidence that he lived anywhere at 33 State Street during the time period in question. Page 158  Mr. Dinkov’s “Evidence” Doesn’t Add Up The UPS Driver’s note The letter provided by a UPS driver was signed 3 months after the tenants had moved out, and does not contradict the evidence provided. Page 159  Mr. Dinkov’s “Evidence” Doesn’t Add Up The Neighboring Landlord’s note The neighboring landlord claims he could no longer use the laundry room, as Mr. Dinkov was moving into the basement in Aug., 2024. However, the laundry room remained in use until Nov. 11, 2024, when Mr. Dinkov informed his tenants that it would no longer be safe, reducing their rent by $15. (As a side note, if what the note said were true, it, again, contradicts his having registered 33 State as owner-occupied in April, 2024.) Page 160  Mr. Dinkov’s “Evidence” Doesn’t Add Up The Parking Tickets Mr. Dinkov provided 3 parking tickets from in front of his building. Two were imposed outside the time period in question. Only one covers the time period and it is during the afternoon – a time when even the tenants testified he was sometimes present demolishing the basement. Page 161  Mr. Dinkov’s “Evidence” Doesn’t Add Up Text From Apt #1 Mr. Dinkov uses a text from the first floor tenants about noise at 7:30am on Nov. 2, 2024 to suggest that he was there overnight. In truth, the full text references demolition noise from the basement. The tenants confirm this fact in their affidavit. Page 162  Mr. Dinkov’s “Evidence” Doesn’t Add Up Appraisals Mr. Dinkov provided two partial appraisals of the property, neither of which describe a room that fits the city’s habitability criteria for a dwelling unit. Indeed, the 2024 appraisal valued the basement at $12 per sf, vs $55 per sf for “Living Areas.” Page 163  Mr. Dinkov’s “Evidence” Doesn’t Add Up 1983 Inspection This inspection is 42 years old, and every official document surrounding his purchase of the property, and his ownership, shows there are only 3 dwelling units and only 3 bathrooms in the building, as shown in slides 17-21. Page 164  Mr. Dinkov’s “Evidence” Doesn’t Add Up Where did he live? While we cannot prove where Mr. Dinkov lived from 4/1/2024 to 3/31/2025, (because all his documents claim he lived in Unit 1, when clearly he did not), nor is it necessary, we suspect he lived at 33 Cherry Lane in Ogunquit, as he issued monthly Venmo payments to the owner of this property often using the “rent” emoji 🏠 , which corresponds with what he told his tenants. Page 165  Mr. Dinkov’s “Evidence” Doesn’t Add Up Where did he live? Despite a note from his landlords claiming that he was merely renting office space, a note not given under oath, the same landlords posted on Mr. Dinkov’s Facebook page over the years: “Nasco [his nickname] moved into our home in Ogunquit...” “Will clean the crackers off your bed!” “See you back at Cherry Lane soon.” Page 166 Where Did He Live? More than just a rented “work space”? Page 167 Summary Findings Page 168  Summary Findings There are only 3 dwelling units in the building. Page 169  Summary Findings There are only 3 dwelling units in the building. All 3 dwelling units were occupied by tenants. Page 170  Summary Findings There are only 3 dwelling units in the building. All 3 dwelling units were occupied by tenants. Mr. Dinkov falsely claimed to live in Unit 1. Page 171  Summary Findings There are only 3 dwelling units in the building. All 3 dwelling units were occupied by tenants. Mr. Dinkov falsely claimed to live in Unit 1. After our complaint, Mr. Dinkov changed his story to claim he lived in the unfinished basement. Page 172  Summary Findings There are only 3 dwelling units in the building. All 3 dwelling units were occupied by tenants. Mr. Dinkov falsely claimed to live in Unit 1. After our complaint, Mr. Dinkov changed his story to claim he lived in the unfinished basement. The basement is not a dwelling unit. Page 173  Summary Findings There are only 3 dwelling units in the building. All 3 dwelling units were occupied by tenants. Mr. Dinkov falsely claimed to live in Unit 1. After our complaint, Mr. Dinkov changed his story to claim he lived in the unfinished basement. The basement is not a dwelling unit. Nor is it a rooming unit. Page 174  Summary Findings There are only 3 dwelling units in the building. All 3 dwelling units were occupied by tenants. Mr. Dinkov falsely claimed to live in Unit 1. After our complaint, Mr. Dinkov changed his story to claim he lived in the unfinished basement. The basement is not a dwelling unit. Nor is it a rooming unit. Regardless, all tenants testified he never lived at 33 State. Ever. Page 175  Conclusion Mr. Dinkov did not live at 33 State Street in Unit 1 or the basement between April 1, 2024 and April 1, 2025. Page 176  Accountability In light of these violations, and this brazen attempt to sidestep the law, gouge his tenants, and make these three units unaffordable, we request that the Rent Board: Page 177  Accountability In light of these violations, and this brazen attempt to sidestep the law, gouge his tenants, and make these three units unaffordable, we request that the Rent Board: 1. Revoke Mr. Dinkov’s primary residence exemption. Page 178  Accountability In light of these violations, and this brazen attempt to sidestep the law, gouge his tenants, and make these three units unaffordable, we request that the Rent Board: 1. Revoke Mr. Dinkov’s primary residence exemption. 2. Repeal all rent increases imposed by Mr. Dinkov in 2024 and require that tenants be fully refunded the amounts they were overcharged. Page 179  Accountability In light of these violations, and this brazen attempt to sidestep the law, gouge his tenants, and make these three units unaffordable, we request that the Rent Board: 1. Revoke Mr. Dinkov’s primary residence exemption. 2. Repeal all rent increases imposed by Mr. Dinkov in 2024 and require that tenants be fully refunded the amounts they were overcharged. 3. Ensure that the tenants of Unit 1 and 2 are each given one month’s rent as compensation for being given less than 90-days notice to vacate the unit. Page 180  Accountability In light of these violations, and this brazen attempt to sidestep the law, gouge his tenants, and make these three units unaffordable, we request that the Rent Board: 1. Revoke Mr. Dinkov’s primary residence exemption. 2. Repeal all rent increases imposed by Mr. Dinkov in 2024 and require that tenants be fully refunded the amounts they were overcharged. 3. Ensure that the tenants of Unit 1 and 2 are each given one month’s rent as compensation for being given less than 90-days notice to vacate the unit. 4. Impose fines on Mr. Dinkov of at least $100 per month per unit for illegal rent increases collected; $100 per violation for inadequate notice compensation; $1,000 for filing false information in regard to owner- occupancy in his STR application; and $100 per instance for not posting the tenant rights document. Page 181  City of Portland – Housing Safety Division TENANT RIGHTS COMPLAINT Date of Hearing: December 2, 2025 - Tabled to December 17, 2025 - Tabled to January 28, 2026 Appellant: Shelley Swift Owner Name and Address: 193 York Street LLC PO BOX 361 Lynnfield, MA 01940 Property Address and Unit: 193 York St, Unit 2 CBL: 044-C-004-001 Page 182 City of Portland Rent Board Matthew Lax, Chair Via email: rentcontrol@portlandmaine.gov, rentboard@portlandmaine.gov Dear Chair Lax and members of the Rent Board, Pursuant to the standing granted to tenant unions under section 6-243(a) of the city code, we submit this appeal under 6-263(e) regarding a retaliatory tenancy termination 191-193 York Street. My evidence stands as follows:​ ​ Within six months of the tenant sending a complaint to the landlord that they had not received the appropriate forms required as part of satisfying a signature on the Rental Housing Rights Document, the landlord sent notice to the tenant that they now must vacate in 30-days (see exhibit A ) and included a check for two months rent. I have been in this building for 11 years. I am up-to-date on all of my rent. Since this owner has purchased this building, they have had many difficulties in their role as a property manager. They had failed to register the units. They had failed to give proper notice when they increased rents. They were found in violation and appealed and lost the appeal. They had to pay me back for the overage that they had charged in April of this year. Matt Greico sent me three docusign documents 1 stated I received the money, 2 stated that I had a 90 day notice for rent increase, and 3, the final document, that was the rental housing rights document. When I advise them that I could not sign the form until they gave me the appropriate disclosures (because the document states that I have received them) I can’t sign it unless I’ve actually received them. Louann Grieco was combative. This is the transcript of our text: Apr 29 2025 shelley swift : I reached out to Matt several times about trying to address this, but he is unresponsive. Other than to say that if the math was wrong, then I should just take it out of one of the rents . One of the documents was asking me to confirm the amount for the reimbursement in the math was not correct. One of the forms that I’m being requested to sign is a statement of acknowledgment of receipt of disclosure forms that I have not received. Which include : 1 Landlords Disclosure To Tenants Of Radon Gas Hazards In A Residential Rental Property 2 Energy efficiency disclosure form for a rental units in Maine Page 183 3 Lead paint disclosure form Will you be sending those along? And the third document regarding the rent increase I corrected the mistakes on that form and signed it and asked him where to send it and he never responded. Do you want me to send a photo of that to you? https://content.civicplus.com/api/assets/a9616b64-2442-4645-b4e3-ffaf645b06ac Here is the link to access these forms Page 184 Louann Grieco: Shelley you received all those docs previously as a tenant there is no need to send again. You just need to sign the rent increase and sign the confirmation that you got paid. They are in a docusign so no need to meet or mail Thursday May 1 Louann Grieco: Shelley can you please send over the signed rent increase document today to Kjmminc@gmail.com And any other forms you signed In conclusion My landlords refused to follow through on their responsibilities as property owners and landlords. They are very disgruntled that I have one my case against them for their Rent Control violation. The tenant downstairs from me just moved out and filed their Rent Control violation against them only days before they sent me this Tenancy termination, and I believe this is a factor! There is simply no financial reason for this landlord to terminate the my tenancy. By giving 30-days notice against the tenants’ wishes, the landlord forfeits the 5% bump he might otherwise be allowed. In light of this evidence, we ask that the rent board: 1.​ Find that the landlord has retaliated against me for requesting the appropriate disclosure that they are required to supply. 2.​ That the landlord forfeit all available banked rent at the unit, and all the others, as he was not in substantial compliance. 3.​ That the landlord be fined $200 a day for the retaliatory act against the tenant in until the retaliation is withdrawn (the tenant is re-offered the unit for another year, the tenant vacates by mutual agreement, or the tenant is evicted by the legal statutory process). Thank you for your immediate attention to this matter. I am happy to answer any questions about this complaint and provide additional backup documentation, screenshots of text messages, etc. regarding any and all the matters discussed in this letter. Page 185 11/7/2025 Matthew Grieco Authorized Agent for 193 York Street LLC Rent Board of Portland, ME City of Portland 389 Congress St, Portland, ME Dear Members of the Rent Board, I am writing to respond to the complaint filed against my company 193 York Street LLC by Shelley Swift and to clarify my position regarding Unit 2 at 193 York Street, which I purchased in 2020. Why Shelley is being asked to leave My plan at the time of purchasing this building was to move into Unit 2 as soon as I could, but, because of certain medical issues, I have not been able to move in yet. Currently, I’m renting a room that I share with three roommates. I have always wanted to move into the house I bought in Portland, but I’ve been living in a shared room for two years because of specific medical issues I’ve faced. Although it would be invasive and embarrassing, I would potentially be willing to share more information with the Rent Board about my medical history, but I am not willing to publicly broadcast my private medical information to the world. At this time, I’ve reached a point where I’m ready to leave my current housing situation and move into Unit 2. I need additional space for work and personal use, and Unit 2 is the largest unit in the building. The other units are too small for my needs or have tenants with leases living in them. Shelley does not have a lease and has been a tenant at will for over a year now. My current living situation no longer meets my personal and professional needs. I need a dedicated work from home area and I need storage space for work and personal use. Unit 2 is the ideal home for me. It offers the storage space, off street parking, and location to satisfy all my professional and personal needs. I want to live in my home, and that’s the only reason Shelley is being asked to leave. Shelley’s Complaint I am not aware of any complaints or cases brought by Shelley against me. In May of 2024, the City conducted an audit of all of the units in 193 York Street and decided that I had made a mistake in how I handled a past rent increase in Unit 2. To my knowledge, Shelley had nothing to do with the City notifying me of this violation. I was informed by the City that it was a standard periodic audit being performed without a specific complaint having been made. I exercised my right to appeal and complied with the City’s requirements in April 2025, over six months ago, when my appeal was denied. As far as I know, none of that had anything to do with Shelley, and I am not aware of any ongoing complaints from her relating to rent control or any other topic. In her complaint to this Board, Shelley refers to documents she is claiming I failed to supply. Shelley lived in Unit 2 when I bought the building, so I have never been required to supply her with any of the documents she is complaining about. Shelley had already received those documents from the former owner. Even so, I sent her a complete packet to ensure that she had everything she needed. In her complaint, she provides a link to the City’s website where the documents are available. Shelley has not only been given the documents by the prior owner and by me, but she has easy access to download them for herself. Her complaint about not receiving documents seems like a transparent attempt to manufacture a reason that she should be permitted to occupy my home without my consent. There is no rent control issue that Shelley asserts she has filed a complaint or appeal about. Her only allegation is that she refused to sign a form stating that she had received the informational documents that I would only be required to give her at the commencement of her tenancy based on the City’s ordinances. Her tenancy commenced before I owned the building. Not only have I provided those documents to Shelley before, the requirement to provide them is not part of the Rent Stabilization Ordinance, and I don’t understand how her refusal to sign a paper saying she received them has been brought before this Board. This is not a rent or rent control issue, and, because I don’t really need her to acknowledge receipt of those documents, it isn’t an issue at all. Page 186 Shelley says that communications from my mother Louann Grieco were combative, but it is clear from the conversation she quotes that they were not. My mother was patient and friendly and clarified that Shelley didn’t need to acknowledge that she had received the rental documents, even though she had received them from me in the past. She requested that Shelley acknowledge receipt of a check and a rent increase notice which Shelley is not appealing or complaining about and which were not connected to her receipt of the tenancy commencement documents that I didn’t need to give her. My intention to move into Unit 2 has always been consistent, it is important for me in order to move forward with my plans and the next stage of my life, and I am now prepared to move into and live in my own home. Shelley’s allegations don’t really make sense, and they have nothing to do with why I want to live in the unit she has been renting. I appreciate your consideration of my statement and look forward to answering any questions you have at the upcoming hearing on this complaint. Thank You, Matthew Grieco Mgrieco07@gmail.com 803-221-2100 Page 187 Gmail - Rent Control - 193 York Street - BLDG0107314 11/6/25, 6:01 PM Matthew Matthew <mgrieco07@gmail.com> Rent Control - 193 York Street - BLDG0107314 1 message Rent Control- City of Portland <rentcontrol@portlandmaine.gov> Tue, May 28, 2024 at 9:33 AM To: MGRIECO07@gmail.com, KJMMINC@gmail.com The City of Portland conducts audits of submitted information for registered rental properties to ensure compliance with Residential Rental Unit Requirements and Rent Control and Tenant Protections. The property located at 193 York Street is due for a review. Please submit the documentation requested in the attached letter for staff review within two (2) weeks of the date of this email. Failure to provide the City with the requested documents will be considered a refusal to allow an inspection, which is a violation of the City of Portland Code of Ordinances, and is subject to civil penalties, potential legal action, and other remedies. Please reference case number BLDG2407314. I appreciate your anticipated cooperation, and please contact our office by calling 207-874-8900 if you have any questions. -- Licensing and Registration 389 Congress Street Portland, Maine 04101 rentcontrol@portlandmaine.gov 207-874-8900 Notice: Under Maine law, documents - including e-mails - in the possession of public officials or city employees about government business may be classified as public records. There are very few exceptions. As a result, please be advised that what is written in an e-mail could be released to the public and/or the media if requested. 193 York RFI.pdf 269K https://mail.google.com/mail/u/1/?ik=cc39329511&view=pt&search=…Cmsg-f:1800303537787977723&simpl=msg-f:1800303537787977723&mb=1 Page 1 of 1 Page 188 City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager 05/28/2024 Case Number: BLDG2407314 Business License: LTR-0050803-2023 193 York Street LLC PO Box 361 Lynnfield, MA 01940 REQUEST FOR INFORMATION To Whom It May Concern, The City of Portland conducts audits of submitted information for registered rental properties to ensure compliance with Residential Rental Unit Requirements and Rent Control and Tenant Protections. The property located at 193 York Street is due for a review. Please submit the documentation requested below for staff review within two (2) weeks of the date of this correspondence. Failure to provide the City with the requested documents will be considered a refusal to allow an inspection, which is a violation of the City of Portland Code of Ordinances, and is subject to civil penalties, potential legal action, and other remedies. Please provide the following for each Covered unit: • A valid rental agreement, rent payment receipt, copy of cashed check, or bank statement that validates the rent charged for each unit for the period of June 2020 to Present. • Acknowledgement of receipt of the Rental Housing Rights document signed by the current tenants of each unit. • Copies of any Rent Increase Notices issued. Additional follow-up documentation may be requested if further investigation is required. Letters have also been sent to each unit requesting confirmation of registered rental amounts from the tenants. Be advised, you may be required to reimburse your tenant if it is determined that the rent being charged for a Covered Unit violates the Rent Control and Tenant Protections Ordinance. Please respond the City of Portland within two (2) weeks regarding this matter. The requested documents can be sent to rentcontrol@portlandmaine.gov, faxed to 207-874-8900, or sent via USPS to 389 Congress St, Licensing and Housing Safety Division, Portland, Maine 04101. If no response is received within two (2) weeks this matter may be referred to Corporation Counsel for legal action. Please reference case number BLSG2407314. I appreciate your anticipated cooperation, and please contact our office by calling 207-874-8900 if you have any questions. Thank you, Adam O’Connor Rental Registration Inspector 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 189 12/9/25, 3:26 PM City of Portland Mail - Retaliation hearing Dylan Orr <dorr@portlandmaine.gov> Retaliation hearing 1 message Shelley Swift <shelley.j.swift@gmail.com> Tue, Dec 9, 2025 at 3:13 PM To: Dylan Orr <dorr@portlandmaine.gov> Just to clarify some things, I have listened to the hearing that you provided. The building was purchased April 22 of 2020 rent control was approved November 2020 and went into effect on January 1, 2021. Any forms that were created or required were created after he acquired the building. Matthew Greco states that he never signed a lease with me which is not true. I have enclosed a copy of the most recent lease that I have had signed with him. This is not the first thing he lied about during the hearing. The only thing provided in that lease was the lead paint disclosure, none of the other documents, tenants rights, or any other disclosures were provided at that time. He states that he was not obligated to send them, but that he did send them which this shows that his packet which he states he has all of the documents and does not provide any of the documents that he states provide “the packet” He states he provided the disclosure links, which is not forms that have been filled out and completed and signed. I’m not sure why no one requested to see a copy of this packet that he has that he has completed that he supposedly is providing for every new tenant?!?! The initial date that he provided notice to me about termination of my tenancy was Friday, August 29. After that initial month, he realized that he didn’t provide the documents properly so he resent them , with a lawyers assistance , in October. The apartment below me which she states is a “comparable size”, Was vacant Two days after he provided me my notice of termination so he knew about the vacancy and that it would be available a month prior to that. So for an entire month, he knew that there would be an open unit that was comparably sized to mine that he could move into right away as he does state he needed to move in “as soon as possible” The difference from my unit to the unit below is about proximately 43 ft.² difference. He did not offer to allow me to move into the lower unit at any point, which he could have done if he would have wanted to keep me as a tenant which means he did not want to keep me as a tenant. The new tenant moved in in September to the unit below me. Why if he was looking to get into the building as soon as possible did he not take that unit? I feel that Matthew Greco has some serious confusion about what his role is as a property manager/landlord/owner of the building when he states that he is not required to provide documents. He falsely believes he is not required to have them signed and he is not required to follow regulations that are required by the city and that he “finds it disgusting “ that he’s being held Accountable for them! Whether those rules are documents or rent control rules, or city ordinance. I believe the fact that I am calling him out for violating those ordinances and rules and violations is why he is retaliating by terminating my tenancy. I believe the copy of the lease below is proof that I was not provided with any additional documentation as it would’ve been a part of “the packet.” (As he calls it In his testimony) One question that I do have is Christopher Moore brought up a good point about if a buyer buys the property do the disclosures need to be provided and someone asked if he had ever signed a lease with me and he stated no, https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1851063001204217723&simpl=msg-f:1851063001204217723 1/2 Page 190 12/9/25, 3:26 PM City of Portland Mail - Retaliation hearing my question would be when we signed that new lease would that be considered, the commencement of a new tenancy ?? I believe since he purchased the building before rent control began these documents that needed to be required were required after rent control started, that he was required to provide them to me not The previous owner. He states at some point that he walked past me as I walked into the back of the building, which makes no sense. The back of the building when me and I would walk into my bedroom and not my kitchen I only always use the front door my car is parked closest to the front door and I’ve always use the front door for entrance. Regardless of if he saw me, walked past him why did he come up and knock on my door to discuss things if he felt the need to do that! It was a lie, and it didn’t happen. I was never avoiding him. I responded to his text messages in a timely manner. When his mother called me, I sent her a text message requesting that she sent any information that she needed to say or provide to me through email or text message , because I was advised by Pine Tree Legal that I should not have conversations I needed Documentation. Please let me know if you have any additional questions. Please let me know if you have received the text message threads that you requested I provide to you. 191 York lease January 1 22 to November 30 23.pdf 505K https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1851063001204217723&simpl=msg-f:1851063001204217723 2/2 Page 191 Page 192 Page 193 Page 194 Page 195 Page 196 Page 197  City of Portland – Housing Safety Division TENANT RIGHTS COMPLAINT Date of Hearing: December 17, 2025 - Tabled to January 28, 2026 Appellant: Lizeth Gallardo Owner Name and Address: Redfern WEP LLC 120 Exchange St, Ste 330 Portland, ME 04101 Property Address and Unit: 183 Brackett St, Unit 208 CBL: 045-E-039-001 Page 198 11/20/25, 3:20 PM City of Portland Mail - Retaliation Concern & Non-Renewal of Lease Dylan Orr <dorr@portlandmaine.gov> Retaliation Concern & Non-Renewal of Lease Lizeth Gallardo <liz.gaall@gmail.com> Mon, Nov 17, 2025 at 6:52 PM To: Rentboard@portlandmaine.gov Hello, I hope you are well. I am writing to provide an important update regarding my living situation at 183 Brackett Street, Apartment 208, Portland, Maine. After approximately four years of tenancy during which I maintained rent payments and complied with lease obligations, I submitted a formal written maintenance complaint to my landlord and property management on a date in September 2025, to which I received no written response. On October 2, 2025, a noise complaint was called in against my unit. Shortly thereafter, on October 8, I was issued a written lease‐violation notice by my property manager, citing “obnoxious behavior” and referencing the earlier noise complaint. I responded by email acknowledging receipt of the notice, pointing out procedural concerns (including the inclusion of my guarantors despite lease language and Maine privacy statutes), and stating that I preferred all future communication be directed to me and my co‐tenant. The next day I submitted a complaint via Portland 311, which the Housing Safety Division officially assigned. Then, on November 17, 2025, I received a 90-day notice of non-renewal of lease from my landlord—less than six weeks after my municipal complaint. In addition to the non-renewal, maintenance entered my unit to move the washer and dryer and left my home in disrepair: rugs and padding were pulled up and not replaced, debris and dust were left on my clothing, bathtub and floors were dirty, and I noticed new scratches on the floor. Given the sequence—complaint, violation, complaint to city, non-renewal—this appears to match the legal definition of retaliation under local Portland tenant protections and Maine statute. I believe I have acted in good faith at all times and request your assistance in reviewing this matter for possible retaliatory treatment by my landlord. I am more than willing to submit supporting documentation including the maintenance complaint, email correspondence, lease‐violation notice, non‐renewal letter, and photographic evidence of the damage and condition in my unit. Thank you for your time and for the work you do to protect tenant rights. I look forward to your guidance on how best to proceed. Sincerely, Lizeth Gallardo Tenant, Apartment 208 183 Brackett Street Portland, ME 04102 https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1849083644029566772&simpl=msg-f:1849083644029566772 1/1 Page 199 11/26/25, 9:31 AM City of Portland Mail - Retaliation Concern & Non-Renewal of Lease Dylan Orr <dorr@portlandmaine.gov> Retaliation Concern & Non-Renewal of Lease Lizeth Gallardo <liz.gaall@gmail.com> Wed, Nov 19, 2025 at 10:53 AM To: Dylan Orr <dorr@portlandmaine.gov> Hi Dylan, Thank you for your email. I’m writing to provide the full timeline and to request that this matter be reviewed as soon as possible. The way the notices were handled has caused me stress, and I want everything to be clearly documented. On September 28, maintenance entered my unit to replace a gasket. When I came home, my apartment had been left in very poor condition. My rugs and rug padding had been displaced and balled up, my socks were covered in dust, my bathtub had dust inside it, and all of my paper towels had been used. My kitchen rug was also stained. My partner later told me they had cleaned part of the heat pump in our sink, which explained the staining. I emailed Ethan with photos. He called the next day, but there was no written follow-up and he never came to look at the scratches or the condition of the apartment, which worried me because of the impact on our security deposit. On October 2, at around 2:40 in the morning, my partner and I had a brief argument. It was loud for a moment and then ended. Later that morning, around 7:30, we argued again. At about 7:35, Ethan knocked on our door and said a neighbor had reported noise. He left shortly after. At around 7:46, the Portland Police arrived. They said everything was fine, took no names, issued no citation, did not separate us, and left within minutes. On October 8, I returned home from work and found a written lease violation taped to my door. This was our first and only violation during the time we have lived here. Throughout almost four years of tenancy, we have never had any complaints, and we have always paid rent on time without any issues. Because of that history, it was very surprising to receive a non- renewal over a single incident that happened that morning. The notice referenced both the 2:40 a.m. and 7:30 a.m. moments and stated that a neighbor had reported noise, describing it as “yelling/obnoxious behavior.” That same evening at 5:37 p.m., I submitted a housing concern through the Portland Fix-It system regarding the maintenance issues and the violation. Around 6 p.m. that same day, Ethan emailed us the violation again and copied both of our guarantors, even though this was not a financial issue. This was extremely uncomfortable because it was a private matter between me and my partner. I emailed him back and explained that guarantors are only responsible for financial obligations and should not have been included. He did not reply until October 9 at 9:47 p.m., and his message simply said that including guarantors was courtesy, without addressing my concerns. After that, communication stopped. On November 17, I came home around 4:20 and there was nothing on my door. I left briefly around 5:30 to go to the grocery store, and when I returned around 6:20, there was a 90-day non-renewal notice taped to my door. The email version of the notice appeared in my inbox at 6:27 p.m., also after business hours. This timing felt very unsettling. I also want to note that Ethan lives in my building. I have lived here for almost four years and have never felt uncomfortable until recently, but receiving notices after hours from someone who also lives in the building has made me uneasy. The timing raised concerns for me in relation to the issues I had reported earlier. This is the complete timeline. I appreciate your help reviewing this, and I can provide photos, emails, or anything else the Board may need. Thank you, Lizeth Gallardo, Peterson Silk 183 Brackett st unit 208 Portland, ME 04102 [Quoted text hidden] https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1849234664340262440&simpl=msg-f:1849234664340262440 1/2 Page 200 11/26/25, 9:31 AM City of Portland Mail - Retaliation Concern & Non-Renewal of Lease [Quoted text hidden] Notice: Under Maine law, documents - including e-mails - in the possession of public officials or city employees about government business may be classified as public records. There are very few exceptions. As a result, please be advised that what is written in an e-mail could be released to the public and/or the media if requested. https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1849234664340262440&simpl=msg-f:1849234664340262440 2/2 Page 201 Page 202  WRITTEN NOTICE OF LEASE VIOLATION October 8th, 2025 TO: Peterson Silk, Lizeth Gallardo, and All Other Occupants 183 Brackett St, Apt. 208 Portland, ME 04102 RE: Premises located at 183 Brackett St, Apt. 208, Portland, Maine 04102 NOTICE OF LEASE VIOLATION It is the position of the Redfern WEP, LLC, (Landlord) that you are in violation of the terms and conditions of your lease. You are in violation of the following covenants of your Lease for the Premises located at 183 Brackett St, Unit 208, Portland, Maine, 04102 and your lease dated March 4, 2025. 20. PROHIBITED CONDUCT. You, your occupants or guests, or the guests of any occupants, may not engage in the following activities: behaving in a loud or obnoxious manner. The below-described events are violations of your lease that you have engaged in conduct that is disruptive and disturbing to the tenants, neighbors and the landlord as well as specific violations of the lease as set forth below. You are hereby notified that this is in direct violation of your lease at 183 Brackett St, Apt. 208, Portland, Maine 04102. Please note this is your first written lease violation. You have engaged in the following lease violation: On the morning of Thursday, October 2, 2025, a noise complaint was filed for loud, obnoxious behavior starting at 2:50AM, interrupting the sleep of neighbors. A second incident occurred around 7:30AM the same morning, which police responded to. This is the 2nd noise complaint filed; therefore an official lease violation is being issued. Each of these events is a specific and individual violation of your lease. This written lease violation is without prejudice to the Landlord’s right to pursue eviction proceedings against you. If a forcible entry and detainer eviction court action is commenced against you, you have the right to contest this notice and defend the termination and eviction action in court. Redfern Properties, Landlord Ethan Shrestha Property Manager Representative of Redfern WEP, LLC Redfern Properties | 120 Exchange St. Suite 330, Portland, ME 04101 | (207) 261-5151 | liveredfern.com Page 203 Page 204 Page 205 Page 206 Page 207 Page 208 Page 209 Page 210 Page 211 Page 212 Page 213 Page 214 Page 215 Page 216 Page 217 Page 218 Page 219  NINETY (90) DAY NOTICE OF NON-RENEWAL OF LEASE Date: 11/17/2025 From: Redfern WEP, LLC To: Lizeth Gallardo, Peterson Silk, and All Other Occupants CC: Guarantor Re: Property located at 183 Brackett St. Apt 208, Portland, ME 04102 This letter is notice to you that the current Lease/Rental Agreement for the above described premises will expire at midnight on March 3rd, 2026 and that this lease will not be renewed per Section 3 and 43 of your lease. You are required by law to surrender the premises to Redfern Properties, LLC upon lease expiration no later than March 3rd, 2026. Please return the premises to the same condition as you found it upon move-in, normal wear and tear excepted. You are required to return all keys when vacating the premises no later than March 3rd, 2026. You are hereby notified and advised that your Lease in the above captioned premises is hereby terminated at the expiration of March 3rd, 2026 and you are further notified that you are to vacate said premises by no later than March 3rd, 2026. This Ninety (90) Day Notice of Termination and Notice to Quit does not relieve you from your obligation to pay the full amount of rent due and owing to the Landlord. If you do not pay said amounts to the Landlord in accordance with Maine law, the Landlord will take appropriate actions, including legal proceedings, to collect all amounts owed. You are not permitted to apply your security deposit being held by the Landlord to your last month's rent. If a forcible entry and detainer eviction court action is commenced against you, you have the right to contest and defend this Notice the termination and eviction in court. Signature: Ethan Shrestha Property Manager Redfern Properties, LLC Re: Property located at 183 Brackett St. APT 208, Portland, ME 04102 Redfern Properties, LLC | 120 Exchange St. Suite 330 | Portland | ME | 04101 | 207-261-5151 Page 220  MAINE JUDICIAL BRANCH RESIDENTIAL FORCIBLE ENTRY AND DETAINER (EVICTION) INFORMATION SHEET AND MEDIATION REQUEST You have been served with an eviction notice OR a court complaint and summons with your scheduled court date and time. Here is some important information that may help you. PLEASE NOTE: If you do not go to court on the date your case is scheduled, you will likely lose your case and have to move out of your home. HELP AND INFORMATION: Legal Help – You might be able to get free help from a lawyer: • Pine Tree Legal Assistance (PTLA) is free for low-income tenants. Hotline hours are Monday 12:00 – 2:30, Tuesday and Thursday 9:00 – 11:30. Call 207-774-8211. • Legal Services for Maine Elders – is free for those 60 and older: Call 1-800-750-5353. Information - Find out more! • PTLA holds a free information session about the eviction process in Maine every Tuesdays at 9:00 am. Go to ptla.org/fed for phone or internet options to learn more about the eviction process in Maine. NOTICE TO QUIT OR NOTICE TO TERMINATE The “notice to quit” or “notice to terminate” is generally the first step a landlord must take to start an eviction case against you. Once the notice period ends, your landlord may file an eviction case (called a “forcible entry and detainer” case) against you by having a sheriff give you a summons and complaint that tells you when to come to court. It is important to get legal help. If you can’t afford an attorney, you may call PTLA or Legal Services for the Elderly. Their phone numbers are above. You may be eligible for free legal help. COURT HEARING DATE  Go to Court: If you have been given a court summons, you must attend your court hearing on the date listed on the summons. The summons says when to go to court for your hearing, and if the hearing will be by video or phone, how to join. If you do not attend your hearing, you may be evicted.  Mediation: You can ask for mediation. Mediation gives you the chance to settle your case. You can ask for mediation before the hearing date using the Request for Mediation Form (see next page). You can also ask for mediation at the court. Alternatively, the judge might order your case to mediation.  Hearing: If your case does not settle in mediation, the judge will hold a hearing to listen to both sides and decide what will happen. ADA Notice: The Maine Judicial Branch complies with the Americans with Disabilities Act (ADA). If you need a reasonable accommodation, contact the Court Access Coordinator, accessibility@courts.maine.gov, or a court clerk. Language Services: For language assistance and interpreters, contact a court clerk or interpreters@courts.maine.gov CV-256, Rev. 04/24 Page 1 of 2 www.courts.maine.gov Residential Forcible Entry and Detainer (Eviction) Information Sheet and Mediation Request Page 221  MAINE JUDICIAL BRANCH MEDIATION What is mediation? In mediation, a neutral person approved by the court tries to help the parties come to an agreement. This person is called a mediator and is trained to help parties explore solutions without taking sides. Options for agreement: Some options for agreement are: a payment plan for back rent to keep a tenant in the rented home, setting a move-out date, a plan for repairs, a reasonable accommodation for a disability, or some other solution that the tenant and landlord both agree to. Mediation is usually held in person but can be held remotely by video or phone. Who will be there? The mediator, you, your lawyer if you have one, the landlord and the landlord’s lawyer if they have one. Others might also be present for support. How to ask for mediation: If you would like to mediate your case, send or bring the Request for Mediation form below to the court. You can also write a letter to the court. You can ask for mediation at court when you go on the hearing date. Questions? Contact the court at the number listed on the summons. REQUEST FOR MEDIATION I would like mediation in my case. I am (select one) the defendant (tenant) the plaintiff (landlord). My Name is (please print): My cell phone number is: My email address is: The name of the other party listed on the summons and complaint is: To the best of my knowledge, the other party’s cell phone number is: To the best of my knowledge, the other party’s email address is: The address of rental property is: Date (mm/dd/yyyy): ► Signature Personal information in this form will be used only for court purposes and will not be shared with the public. ADA Notice: The Maine Judicial Branch complies with the Americans with Disabilities Act (ADA). If you need a reasonable accommodation, contact the Court Access Coordinator, accessibility@courts.maine.gov, or a court clerk. Language Services: For language assistance and interpreters, contact a court clerk or interpreters@courts.maine.gov CV-256, Rev. 04/24 Page 2 of 2 www.courts.maine.gov Residential Forcible Entry and Detainer (Eviction) Information Sheet and Mediation Request Page 222  City of Portland – Housing Safety Division LANDLORD APPLICATION FOR RENT INCREASE SUMMARY Date of Hearing January 28,2026 Owner Name and Address Justin Theberge 14 Dry Pond Rd Gray, ME 04039 Agent Name and Address N/A Property Address 8 Massachusetts Ave, all 3 units CBL 186-D-024-001 Tenants/Interested Parties Yes Page 223  City of Portland Permitting and Inspections Department Landlord Worksheet/Petition for Rent Board Approved Increase Rent Increase using Fair Return Standard: Maintenance of Net Operating Income (MNOI) Note to Applicants All information and documentation provided in this application will be made available to the public, pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact sensitive information contained herein, including, but not limited to bank account information, debit card or credit card information, government-issued identification information, personal contact information such as phone numbers, email addresses, tenant or employee names, or other personally identifying information. The Rent Board may act within its authority to request any additional information it deems pertinent to the application at hand. Introductory Information A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected standards. Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent Board. 1. Presumption of Base Year Net Operating Income It shall be presumed that the net operating income received by the landlord during the calendar year 2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which case an adjusted Base Year Net Operating Income shall be used. 2. Fair Return A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the Base Year. It shall be presumed this standard provides a Fair Return. 3. Base Year: a. Calendar year 2019 is the Base Year. b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as the “current year” in the prior petition. c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base Year shall be the year the Unit entered the marketplace. 4. Current Year The “current year” shall be the calendar year preceding the petition. 5. CPI (Consumer Price Index) The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor Statistics Data (bls.gov)]. 6. Limits of Allowable Rent Increases in Any One Year If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent. Page 224 General Information About the Property 8 Massachusetts Ave Street Address: ___________________________________________________________________________ 186-D-024-001 Parcel Numbers(s): ________________________________________________________________________ 2015 Year Property Purchased by Current Owner: ____________________________________________________ 3 Total Number of Units on the Property: ________________________________________________________ 3 Total Number of Units Affected by Proposed Rent Increase: ________________________________________ Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________ ________________________________________________________________________________________ I. Landlord Information Name: Justin Theberge __________________________________________________________________________________ 207-740-5653 Phone(s): _______________________________________________________________________________ 14 Dry Pond Rd Business Address: ________________________________________________________________________ Gray, ME, 04039 City, State, Zip: ___________________________________________________________________________ justin.theberge5@gmail.com Business E-mail: __________________________________________________________________________ II. Agent Information (if applicable) Name: __________________________________________________________________________________ Phone(s): _______________________________________________________________________________ Business Address: ________________________________________________________________________ City, State, Zip: ___________________________________________________________________________ Business E-mail: __________________________________________________________________________ III. Services Please check the applicable box to identify the manner in which each service is paid. Paid by Landlord, but Landlord pays service Tenants pay service not passed through to and passes cost directly Tenants through to Tenants Gas  ✔   Electricity   ✔  Water  ✔   Sewer  ✔   Garbage    Other:    Page 225 IV. Changes to Services Briefly describe the services provided to the rental units. Include all services provided and state which services are provided without additional charge. Landlord provides lawn care, snow removal, sanding and landscaping for no additional charge to the tenants as well as all maintenance within each unit. If there have been any changes to the services listed above or in the responsibility for their payment since the base year, please explain: No, change to the above services since the base year. Page 226 V. Income and Expense Explanation and Calculation Calculation of Net Operating Income Net operating income shall be calculated by subtracting operating expenses from gross rental income. Gross Rental Income Gross rental income includes: • Scheduled rental income at one hundred percent (100%) occupancy plus all other income or consideration received or in connection with the use or occupancy of the Rental Unit. If there is a change in the number of rental units between the Base Year & Current Year, the rental income and expenses for the same number of units shall be used in calculating the net operating income for both periods. The purpose of this provision is to provide a fair compensation between the Base Year and the Current Year. • Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent Program shall attribute rental income calculated on the basis of average rents for comparable units at the property that were most recently rented. If no comparable units on the property were rented within the last two years, initial rents for comparable units in the City may be used if there is no other basis for its calculation. Gross rental income shall not include: • Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant; • Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost pass-through basis if they are regulated by state or local law) VI. Operating Expenses Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including: • Management Expenses; • Utility Costs except a utility that are paid directly by the tenant(s); • Real Property Taxes Assessed and Paid; • Insurance; • License, Registration and other Public Fees; • Landlord-performed Labor; • Legal Expenses; • The Amortized Costs of Capital Improvements; and • Other Reasonable Operating Expenses. Operating expenses shall not include the following: • Mortgage principal or interest payments or other debt service costs and costs associated with obtaining financing; • Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of any other provision of law; • Land lease expenses; • Political contributions and payments to organizations or individuals which are substantially devoted to legislative lobbying purposes; • Depreciation; • Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security Deposit, insurance settlement, judgment for damages, settlement or any other method or device; • Unreasonable increases in expenses since the Base Year; • Expenses associated with the provision of master-metered gas and electricity services; Page 227  • Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair work or the failure to complete necessary replacements. (For example if a roof replacement is unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water damage occurred as a result of the unreasonable delay, that expense would not be allowable to support a fair return); and • Unreasonable Expenses. Claim for Base Rent Adjustment A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts were disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a requested adjustment is provided and sufficiently compelling enough to show that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. Landlords may rebut the presumption that the Base Year net operating income provided a fair return. If a claim is made on this basis, the petitioner must complete Section XIX, Claim for Adjustment of Base Year Net Operating Income and Associated Rent Adjusted Claim at the end of this Application. Check here  if a claim for a Base Year Rent Adjustment is included in this application and complete Section XVIII of this Application. Page 228 VII. Income Worksheet Base Year (2019) 1 Current Year (2024) Rental Income 1. Gross scheduled rental income (total for 46,200 52,320 $ __________________ $ __________________ the calendar year) including uncollected rent. 2. Portion Attributable to Vacancy 0 $ __________________ 0 $ __________________ Fees (indicate what fee is for): 3. Late fees 0 $ __________________ 0 $ __________________ 4. List fees, other than utilities, collected for $ __________________ $ __________________ services & amenities not included in rent 5. ____________________________ $ __________________ $ __________________ 6. ____________________________ $ __________________ $ __________________ 7. ____________________________ $ __________________ $ __________________ Other Income (list separately by type) 2: 8. ____________________________ $ __________________ $ __________________ 9. ____________________________ $ __________________ $ __________________ 10. ___________________________ $ __________________ $ __________________ Fees charged by landlord for Utilities 11. Gas 0 $ __________________ 0 $ __________________ 12. Electricity 0 $ __________________ 0 $ __________________ 13. Water 0 $ __________________ 0 $ __________________ 14. Sewer 0 $ __________________ 0 $ __________________ 15. Garbage & Recycling 0 $ __________________ 0 $ __________________ Other Utilities (list separately by type): 16. ___________________________ $ __________________ $ __________________ 17. ___________________________ $ __________________ $ __________________ 18. TOTAL INCOME 46,200 $ __________________ 52,320 $ __________________ (add only lines 1 and 3-17) 1 or an alternative year in the event of extenuating circumstances. 2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income. Page 229 VIII. Operating Expense Worksheet Additional operating expense items can be listed for this worksheet using separate page(s) as needed. Base Year (2019) Current Year (2024) 1. Assessments $ __________________ $ __________________ 2. Real Property Taxes 7,012.74 $ __________________ 8,967.22 $ __________________ 3. License Tax/Fee 0 $ __________________ 186 $ __________________ 4. Rent Board Registration Fees 0 $ __________________ 142.50 $ __________________ 5. Insurance 1,419 $ __________________ 2,371 $ __________________ 6. Accounting $ __________________ $ __________________ 7. Legal (explain types of legal expenses) $ __________________ $ __________________ 8. Manager /Management Services $ __________________ $ __________________ 9. Security $ __________________ $ __________________ 10. Office Supplies $ __________________ $ __________________ 12. Normal Repairs $ __________________ $ __________________ 13. Owner-Performed Labor $ __________________ $ __________________ 14. Plumbing Maintenance $ __________________ $ __________________ 15. Pool Maintenance $ __________________ $ __________________ 16. Landscape Maintenance/snow removal 550 $ __________________ 600 $ __________________ 17. Other Maintenance $ __________________ $ __________________ 18. Parking Lot/Street Maintenance $ __________________ $ __________________ 19. Gas (separately metered only) $ __________________ $ __________________ 20. Electricity (separately metered only) $ __________________ $ __________________ 21. Water 1,424.47 $ __________________ 1,869.59 $ __________________ 22. Sewer $ __________________ $ __________________ 23.Amortized portion of Capital Expense (see Sections X, XI and XII column (i)) $ __________________ 3,954.85 $ __________________ 24. Vandalism Repairs $ __________________ $ __________________ 25. Uninsured Damages $ __________________ $ __________________ 27. TOTAL OPERATING EXPENSES 10,406.21 $ __________________ 18,091.16 $ __________________ Page 230 IX. Allowances for Capital Improvements Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover the amortization of those costs. A capital improvement shall be any improvement to a unit or property which materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and has a useful life of more than one year and a direct cost of $250.00 or more per unit. Allowances for capital improvements shall be subject to the following conditions: 1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in Section XI, unless it is determined that an alternate period is justified based on the evidence presented at the Rent Board hearing. 2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a provision of Portland Code or state law where the original installation of the improvement was not in compliance with code requirements. Example of a Capital Improvement with Amortized Expenses and an Interest Allowance: Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of the capital improvement per month is: Total Principal & Capital Improvement Interest Total Interest – Life of Period Interest – Life of Cost Allowance Improvement Improvement 10 years $20,000 5.88% $26,500.52 $6,500.52 (120 months) Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit $2,650.05 $220.84 4 $55.21 Page 231 X. Amortization Period of Capital Years Improvements/Expenses In amortizing capital improvements/ expenses, the Screen Doors 5 following schedule shall be used to determine the amortization period of the capital improvements Fencing and Security* 5 and expenses. Improvements add to the health & safety of the rental unit. Management 5 Years Tenant Assistance 5 Appliances Air Conditioners* 10 Structural Repair and Retrofitting Refrigerator* 5 Foundation Repair* 10 Stove* 5 Foundation Replacement* 20 Garbage Disposal 5 Foundation Bolting* 20 Water Heater* 5 Iron or Steel Work 20 Dishwasher 5 Masonry-Chimney Repair* 20 Microwave Oven 5 Shear Wall Installation* 10 Washer/Dryer 5 Electrical Wiring* 10 Elevator* 20 Basic Items Fans* 5 Fencing Cabinets* 10 Chain 10 Carpentry 10 Block 10 Counters* 10 Wood 10 Doors* 10 Knobs 5 Page 232  Years Years Fire Systems Fire Alarm System* 10 Glass Fire Sprinkler System* 20 Windows* 5 Fire Escape* 10 Doors* 5 Mirrors 5 Flooring/Floor Covering Hardwood 10 Heating* Tile and Linoleum 5 Central 10 Carpet 5 Gas 10 Carpet Pad 5 Electric 10 Subfloor 10 Solar 10 Fumigation Tenting* 5 Insulation 10 Furniture 5 Automatic Garage Door Openers* 10 Landscaping Planting 10 Gates Sprinklers 10 Chain Link 10 Tree Replacement 10 Wrought Iron 10 Wood 10 Lighting Page 233  Years Years Interior* 10 Decking 10 Exterior* 5 Plastering 10 Exterior Sump Pumps* 10 Locks* 10 Railings* 10 Mailboxes* 10 Meters* 10 Roofing* Shingle/Asphalt 10 Plumbing Built-up, Tar and Gravel 10 Fixtures* 10 Tile 10 Pipe Replacement* 10 Gutters/Downspouts 10 Re-Pipe Entire Building* 20 Shower Doors* 5 Security* Entry Telephone Intercom 10 Painting Gates/Doors 10 Interior 5 Fencing 10 Exterior 5 Alarms 10 Paving Sidewalks/Walkways* 10 Asphalt 10 Stairs 10 Cement 10 Stucco 10 Page 234  Years Tilework 10 Wallpaper 5 Window Coverings* Drapes 5 Shades 5 Screens 5 Awnings 5 Blinds/Mini-blinds 5 Shutters 5 *Capital Improvements generally concern any change or addition to a unit or property which materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and has a useful life of more than one year and a direct cost of $250 or more per unit. The * items are likely capital improvements. Other items may depend on the circumstances. Page 235 XI. Interest Allowance on Capital Improvements If an amount was reported as an amortized portion of expenses on Section IX, Operating Expense Worksheet, line 23 of the Base Year or current operating expense table above, complete this section. An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the "average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to ensure that your numbers are correct. Completed Capital Improvement and Expense Worksheet (Base Year) (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ *Use the amortization table in this Attachment and the information about interest rates. 0 Total for Base Year [add amounts in column (d)]: $ _______________ 0 Annual Cost for Base Year [add amounts in column (i)]: $ ________________ Page 236 Completed Capital Improvement and Expense Worksheet (Current Year) This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the amortized portion may be counted in the current year. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per Interest] Unit 1 Roof 3 16,000 8.5 10 $7,805.25 $23,805.25 $2,380.53 $198.38 $66.13 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ 2 Cabinets/Countertops 1 5,286 8.5 10 $2,578.66 $7,864.66 $786.47 $65.54 $65.54 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ 3 Back Porch Doors 3 $5,295.27 8.5 10 $2,583.18 $7,878.45 $787.85 $65.65 $21.88 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ *Use the amortization table in this Attachment and the information about interest rates. 26,581.27 Total for Current Year [add amounts in column (d)]: $ _______________ 3,954.85 Annual Cost for Current Year [add amounts in column (i)]: $ ________________ Page 237 XII. Blank Worksheet (Optional – Available for Petitioner Use) Good Afternoon, As you can see from Sheet 18 Section XV there is a deficit of Fair Net Annual Operating Income of $8,605.59 annually or $239.04 monthly per unit. This is driven by a couple of reasons: A) Units 1 and 3 did not have any rent increases between 2015 and 2019 which means the 2019 Base did not factor any CPI. B) Capital improvements over the last couple of years that are being amortized but have not been factored into Rents. Below is my Ask/Proposal. I have a strong relationship with my tenants and run a good quiet building. I try very hard to keep communication open and not disturb long term tenants. Unit 1 These tenants have been in this unit for over 30 years. There rent was $1,050 in 2015 as well as in 2019 and only started increasing when rent control went into effect. Today they are at $1,400 as of April 2025 which is the Fair Market Rent for Portland, ME from 2019 according to the chart in this application. I plan to leave them at $1,400 for the foresee future but I am requesting $338.64 monthly in Banked Rent ($239.04 current year deficit + 99.60 (please refer to Excel Sheet labeled "Investments 2025 Completed" cell N11)) This way I have the ability over the next couple years to recover my capital investment. Unit 2 This tenant has lived in the building since 2021. Their initial rent was $1,700 and they received their 1st rent increase ever in April 2025 bringing them up to $1,800. Currently there is $190.43 monthly in Banked Rent. Similar to Unit 1 I am not looking to increase the rent for this unit in the foreseeable future but I am requesting additional banked rent for the capital Investments already made. Today's Banked Rent is $190.43 + 239.04 for Current Year Capital Improvements + 99.60 for FY25 Capital Improvements the new Banked Rent would be $529.07 monthly. Unit 3 This unit was at $1,100 in 2015 as well as in 2019 and only started seeing rent increases in 2021, so no CPI was factored into the Base Year. Tenant passed away in Feb 2025 and rent was $1,360, which is under the Fair Market Rent for Portland, ME from 2019. Unit was renovated in 2025 and I am seeking an adjusted rent of $2,200 for this unit. This was determined by (1,360 + 239.04 current year deficit (sheet 18) + 610.52 FY25 completed renovation amortization (please refer to Excel Investments 2025 Completed cell N13) = 2,200 ) I think this is a very fair proposal, as it allows me the landlord to receive a fair rate of return based on the forms/calculations provided to me. It also does not impact Units 1 and 2 currently as those are longer term tenants. For unit 3 it allows a fair market return for an updated unit and had no impact on existing tenants. Page 238 XIII. Owner-Performed Labor Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed for the benefit of the residents. Owner Performed Labor – Base Year Date (or Range) Hours Hourly Rate Units Impacted Type of Work Owner Performed Labor does not materially vary between years ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ Owner Performed Labor – Current Year Date Hours Hourly Rate Units Impacted Type of Work Owner Performed Labor does not materially vary between years ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ Page 239 XIV. Planned Capital Improvements To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go into effect until completion has been documented to the Rent Program. Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24) months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements has been reviewed and approved by the City. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per of Completion Interest] Unit 1 New Windows 1 7,236 8.5 5 1,671.46 8,907.46 1,781.49 148.46 148.46 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ April 2025 ________________ 2 New Sewer Line 3 6,499.06 8.5 10 3,170.43 9,669.49 966.95 80.58 26.86 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ Jan 2025 ________________ 3 New Furance 3 17,600 8.5 10 8,585.78 26,185.78 2,618.58 218.21 72.74 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ Sept 2025 ________________ 4 Cabinets/Bathroom/Flooring 1 16,590.66 8.5 10 8,093.39 24,684.05 2,468.41 205.70 205.70 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ Aug 2025 ________________ 5 Appliances/ Painting/ Fans 1 7,640.97 8.5 5 1,765 9,405.97 1,881.19 156.77 156.77 ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ Aug 2025 ________________ *Use the amortization table in this Attachment and the information about interest rates. 55,566.69 Proposed Capital Expenses [add amounts in column (d)]: $ _______________ 9,716.62 Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________ Page 240 XV. Net Operating Income (NOI) Net Operating Income = Income – Operating Expenses Base Year (2019) Current Year (2024) 1. Total Annual Income 46,200 $ ________________ 52,320 $ ________________ 2. Annual Operating 10,406.21 $ ________________ 18,091.16 $ ________________ Expenses 3. Net Annual Operating 35,793.79 $ ________________ 34,228.84 $ ________________ Income 4. CPI [Annual Average CPI] 281.082 336.376 5. Percent Annual Increase in CPI Base Year to Current Year 19.67 ___________ % Line 4 Current Year-Line 4 Base Year × 100 Line 4 Base Year 6. Fair Net Annual Operating Income = Base Year Net Operating Income Adjusted by CPI Increase 42,834.43 $ ________________ Line 5 + 100 × Line 3 Base Year 100 7. Fair Net Annual Operating Income Minus Current Net Operating Income = Allowable Rent Increase 8,605.59 $ ________________ Line 6 − Line 3 Current Year 8. Allowable Rent Increase/Unit/Month 3 239.04 $ ________________ Line 7 ÷ 12 ÷ # of Units 3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different allocation, complete XVIII Proposed Adjustment Worksheet. Page 241 XVI. Monthly Rent Worksheet List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023), or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent increases. Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment Tenant Tenant Taken Tenant Charges Increase (%) Deferred (Please (%) specify) 1 ___ 1,400 $__________ 100 $_________ April 2025 ____________ 7.1 ______ % ______ % $ ________ Increased from 1,300 to 1,400 ______________________________ 2 ___ 1,800 $__________ 100 $_________ April 2025 ____________ 5.5 ______ % ______ % $ ________ 1st Rent increase since 2021. $190.43 remaining in Banked Rent ______________________________ 3 ___ 1,360 $__________ $_________ ____________ ______ % ______ % $ ________ Tenant passed away in Feb 2025 - Unit underwent Renovation ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ Page 242 ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ Page 243 XVII. Proposed Adjustment Worksheet Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis or proportionally to the square footage or costs and expenses attributed to each unit. Please refer to XII for Analysis of the below Indicate method of allocation: _____________________________________________________________________________________________ Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent (2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted Calculation 1 ___ 1,050 $ ______ Unknown ____________ 1,050 $ ________ 04/01/2025 ___________ 0 $ ________ 1,400 $ ________ 1,400 $ ________ 2 ___ 1,700 $ ______ 07/01/2021 ____________ 1,700 $ ________ 04/01/2025 ___________ 0 $ ________ 1,800 $ ________ 1,800 $ ________ 3 ___ 1,100 $ ______ 08/01/2025 ____________ 2,200 $ ________ N/A ___________ 849.56 $ ________ 2,200 $ ________ 2,200 $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ Page 244 ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ Page 245 XVIII. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME AND ASSOCIATED RENT ADJUSTED CLAIM The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. Complete this Section XIX and the following Sections XX and XXI only if you are seeking an adjustment in base rent due to special or peculiar circumstances. Check the factors below that are applicable to your claim. A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year were unusually high or low in comparison to other years. In such instances, adjustments may be made in calculating operating expenses in order that the base year operating expenses reflect average expenses for the property over a reasonable period of time. Check which factor(s) contributed to your claim: a. Extraordinary amounts were expended for necessary maintenance and repairs b. Maintenance and repair expenditures were exceptionally low as to cause inadequate maintenance or significant deterioration in the quality of services provide c. Other expenses were unreasonably high or low notwithstanding the application of prudent business practices. B. Exceptional Circumstances in the Base Year. The gross income during the base year was disproportionately low due to exceptional circumstances. In such instances, adjustments may be made in calculating base year gross rental income consistent with the purpose of analyzing base year net operating income. Check which factor(s) contributed to your claim: a. The gross income during the base year was lower than it might have been because some residents were charged reduced rent. b. The gross income during the base year was significantly lower than normal because of the destruction of the premises and/or temporary relocation for construction or repairs. c. The pattern of rent increases in the years prior to the base year were less than increases in the CPI. C. Other exceptional circumstances: (specify) If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in Section XX will be performed with an Adjusted Gross Income, and that will be substituted for the Section XVI calculations. This figure represents the income that would have been expected absent the exceptional circumstances. Options for determining Adjusted Gross Income include, but are not limited to: A. Base year rents charged for any comparable units in the same building. B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4 Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom $989 $1,071 $1,387 $1,829 $2,198 4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base year when completing the expense portion of the worksheet. Page 246  C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that are the subject of this application which has been prepared by a Maine licensed appraiser and is attached to this application. Actual Gross Income for 2019: $ ____________ Proposed Adjusted Gross Income for 2019: $ ____________ Briefly describe the method for obtaining the proposed income and attach any relevant documentation in support of the claim for an adjustment of base year rent. Page 247 XIX. Income and Operating Expense Worksheet With Adjustment of Base Year Base Year (2019) Current Year (2024) Rental Income 1. Adjusted Gross Income (with Adjusted Base Year as proposed in $ __________________ $ __________________ Section XIX) 2. Portion Attributable to Vacancy $ __________________ $ __________________ Fees (indicate what fee is for): 3. Late fees $ __________________ $ __________________ 4. List fees, other than utilities, collected for services & amenities not included in $ __________________ $ __________________ rent 5. ____________________________ $ __________________ $ __________________ 6. ____________________________ $ __________________ $ __________________ 7. ____________________________ $ __________________ $ __________________ Other Income (list separately by type) 5: 8. ____________________________ $ __________________ $ __________________ 9. ____________________________ $ __________________ $ __________________ 10. ___________________________ $ __________________ $ __________________ Fees charged by landlord for Utilities 11. Gas $ __________________ $ __________________ 12. Electricity $ __________________ $ __________________ 13. Water $ __________________ $ __________________ 14. Sewer $ __________________ $ __________________ 15. Garbage & Recycling $ __________________ $ __________________ Other Utilities (list separately by type): 16. ___________________________ $ __________________ $ __________________ 17. ___________________________ $ __________________ $ __________________ 18. TOTAL INCOME $ __________________ $ __________________ (add only lines 1 and 3-17) 5 Interest earned by Landlord on Tenant security deposits, other interest or investment income. Page 248 XX. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year Amount Complete only if seeking an adjustment of base year rent. Base Year (2019) Current Year (2024) 1. Total Annual Income $ ________________ $ ________________ 2. Annual Operating $ ________________ $ ________________ Expenses 3. Net Annual Operating $ ________________ $ ________________ Income 4. CPI [Annual Average CPI] 281.082 336.376 5. Percent Annual Increase in CPI Base Year to Current Year ___________ % Line 4 Current Year-Line 4 Base Year × 100 Line 4 Base Year 6. Fair Net Annual Operating Income = Base Year Net Operating Income Adjusted by CPI Increase $ ________________ Line 5 + 100 × Line 3 Base Year 100 7. Fair Net Annual Operating Income Minus Current Net Operating Income = Allowable Rent Increase $ ________________ Line 6 − Line 3 Current Year 8. Allowable Rent Increase/Unit/Month 6 $ ________________ Line 7 ÷ 12 ÷ # of Units 6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different allocation, complete XVIII Proposed Adjustment Worksheet. Page 249 XXI. Other Claims Explain any other claims in support of this application and provide/attach any evidence in support of those claims. Please use additional pages as appropriate: Page 250  City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager 11/12/2025 License #: 20164741 Code Case #: RCC2500377 Justin T Theberge / 14 DRY POND RD GRAY, ME 04039 NOTICE OF VIOLATION AND ORDER TO CORRECT To Whom It May Concern, The City of Portland Permitting and Inspections Department inspected the rental data for 8 MASSACHUSETTS AVE PORTLAND, ME on 11/12/2025 and found violations of the City of Portland Code of Ordinances, which are listed on the attached page(s). You are hereby ordered to correct these violations by 12/12/2025. Please be advised that penalties will be applied if the violations are not corrected by that date. If you do not correct the attached violations by the date given, then this matter will be referred to the City of Portland Corporation Counsel for legal action, and you will be charged $150 for re-inspection per the City’s fee schedule. In the event of court action, the City may be entitled to an order to correct the violations, civil penalties in the minimum of $100 per violation per day, costs and fees, and other relief under §1-15 of the City Code and 30-A M.R.S. §4452. Please respond in writing via email to rentcontrol@portlandmaine.gov or send response by USPS to 389 Congress St, Portland, Maine 04101. You have a right to appeal this decision to Superior Court within 30 days of the date of this notice pursuant to Rule 80B of the Maine Rules of Civil Procedure. I appreciate your anticipated cooperation, and please contact our office by calling 207-874-8900 if you have any questions. Thank you, Adam O'Connor Rental Registration Inspector Justin T Theberge / 14 DRY POND RD GRAY, ME 04039 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 251  Total Violations: 3 NON‑COMPLIANCE VIOLATION LIST APPLICABLE CODE SECTION City Code 6-234(c) (S) At no time may a Landlord raise the rent of a Covered Unit by more than ten (10) CODE DESCRIPTION percent. Any rent increases available to a Landlord in excess of ten (10) percent must be banked for later use. The owner has claimed a rent increase that exceeds 10% of the previous reported rent. COMMENTS Unit #3 rent increased on 7/1/2025 from $1,370.67 to $2,200, resulting in a 60.5% increase. DEADLINE 12/12/2025 APPLICABLE CODE SECTION City Code 6-235.1 (S) At no time shall any Landlord charge Rent on a Covered Unit that exceeds the Base Rent plus any accrued increases allowed under this Ordinance, and any Landlord CODE DESCRIPTION who charges Rent on a Covered Unit that is greater than such amount is in violation of this Ordinance. This section shall not be construed to retroactively revoke any allowable increases accrued under previous versions of this Ordinance. Unit #1 rent increased on 1/1/2023, from $1,100.00 to $1,200, resulting in a 9.0% increase. The Allowable Increase Percentage for the year 2023 was 7.0%. The increase for Unit #1 applied a $50 "Pet Fee" to the rent increase per the Rent Increase Notice dated 9/23/2022. The four (4) allowable increases per Sec 6-234(b) of the City Code are the Allowable Increase Percentage, New Tenancy, Banked Rent, and Additional Rent Board Approved Increases. "Pet Fee" is not an allowable COMMENTS increase per the City Code. Unit #3 rent increased on 1/1/2023, from $1,158.42 to $1,250.0,4, resulting in a 7.9% increase. The Allowable Increase Percentage for the year 2023 was 7.0%. No Banked Rent was claimed in either the 9/5/2021 or 9/16/2022 Rent Increase Notices provided to the City. DEADLINE 12/12/2025 APPLICABLE CODE SECTION Remedy - City Code Sec 6-234(f) (S) Justin T Theberge / 14 DRY POND RD GRAY, ME 04039 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 252  A landlord who is not in substantial compliance with any provision of this chapter, including but not limited to the Rent Stabilization Ordinance, may not demand, CODE DESCRIPTION accept or retain any rent increase otherwise permitted by this section or any other provision of this Code or Maine statute. Unit #1: The owner is ordered to reduce the rent to the last code-compliant amount of $1,100 and reimburse the tenant(s) any overcharge. Unit #3: COMMENTS The owner is ordered to reduce the rent to the last code-compliant amount of $1,158.45 and reimburse the tenant(s) any overcharge. Proof of resolution must be sent in writing. Resolution documents can be sent via USPS to 389 Congress Street, Room 302, Portland, ME 04101 or electronically via to rentcontrol@portlandmaine.gov DEADLINE 12/12/2025 Justin T Theberge / 14 DRY POND RD GRAY, ME 04039 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Page 253  City of Portland – Housing Safety Division LANDLORD APPLICATION FOR RENT INCREASE SUMMARY Date of Hearing January 28, 2026 Owner Name and Address Theresa Chan 196 Danforth St Portland, ME 04102 Agent Name and Address Theresa Chan 196 Danforth St Portland, ME 04102 Property Address 210 High St, all 6 units CBL 036-F-013-001 Tenants/Interested Parties Yes Page 254  City of Portland Permitting and Inspections Department Landlord Worksheet/Petition for Rent Board Approved Increase Rent Increase using Fair Return Standard: Maintenance of Net Operating Income (MNOI) Note to Applicants All information and documentation provided in this application will be made available to the public, pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact sensitive information contained herein, including, but not limited to bank account information, debit card or credit card information, government-issued identification information, personal contact information such as phone numbers, email addresses, tenant or employee names, or other personally identifying information. The Rent Board may act within its authority to request any additional information it deems pertinent to the application at hand. Introductory Information A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected standards. Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent Board. 1. Presumption of Base Year Net Operating Income It shall be presumed that the net operating income received by the landlord during the calendar year 2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which case an adjusted Base Year Net Operating Income shall be used. 2. Fair Return A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the Base Year. It shall be presumed this standard provides a Fair Return. 3. Base Year: a. Calendar year 2019 is the Base Year. b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as the “current year” in the prior petition. c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base Year shall be the year the Unit entered the marketplace. 4. Current Year The “current year” shall be the calendar year preceding the petition. 5. CPI (Consumer Price Index) The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor Statistics Data (bls.gov)]. 6. Limits of Allowable Rent Increases in Any One Year If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent. Page 255 General Information About the Property Street Address: 210 High St ___________________________________________________________________________ 036 F013001 Parcel Numbers(s): ________________________________________________________________________ 2018 Year Property Purchased by Current Owner: ____________________________________________________ 6 Total Number of Units on the Property: ________________________________________________________ 6 Total Number of Units Affected by Proposed Rent Increase: ________________________________________ Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________ ________________________________________________________________________________________ I. Landlord Information Name: Theresa Chan __________________________________________________________________________________ 207-406-0344 Phone(s): _______________________________________________________________________________ 196 Danforth St Business Address: ________________________________________________________________________ City, State, Zip: Portland ME 04102 ___________________________________________________________________________ theresa.b.chan@gmail.com Business E-mail: __________________________________________________________________________ II. Agent Information (if applicable) Name: __________________________________________________________________________________ Theresa Chan 207-406-0344 Phone(s): _______________________________________________________________________________ 196 Danforth St Business Address: ________________________________________________________________________ Portland ME 04102 City, State, Zip: ___________________________________________________________________________ theresa.b.chan@gmail.com Business E-mail: __________________________________________________________________________ III. Services Please check the applicable box to identify the manner in which each service is paid. Paid by Landlord, but Landlord pays service Tenants pay service not passed through to and passes cost directly Tenants through to Tenants Gas  ✔   Electricity   ✔  Water  ✔   Sewer  ✔   Garbage   ✔  Other:    Page 256 IV. Changes to Services Briefly describe the services provided to the rental units. Include all services provided and state which services are provided without additional charge. Landlord provides small appliances, hot water, sewage, and parking without additional charge. The landlord does not pass these costs on to the tenants. There is shared laundry in the building that the tenants pay to use. If there have been any changes to the services listed above or in the responsibility for their payment since the base year, please explain: Page 257 V. Income and Expense Explanation and Calculation Calculation of Net Operating Income Net operating income shall be calculated by subtracting operating expenses from gross rental income. Gross Rental Income Gross rental income includes: • Scheduled rental income at one hundred percent (100%) occupancy plus all other income or consideration received or in connection with the use or occupancy of the Rental Unit. If there is a change in the number of rental units between the Base Year & Current Year, the rental income and expenses for the same number of units shall be used in calculating the net operating income for both periods. The purpose of this provision is to provide a fair compensation between the Base Year and the Current Year. • Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent Program shall attribute rental income calculated on the basis of average rents for comparable units at the property that were most recently rented. If no comparable units on the property were rented within the last two years, initial rents for comparable units in the City may be used if there is no other basis for its calculation. Gross rental income shall not include: • Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant; • Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost pass-through basis if they are regulated by state or local law) VI. Operating Expenses Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including: • Management Expenses; • Utility Costs except a utility that are paid directly by the tenant(s); • Real Property Taxes Assessed and Paid; • Insurance; • License, Registration and other Public Fees; • Landlord-performed Labor; • Legal Expenses; • The Amortized Costs of Capital Improvements; and • Other Reasonable Operating Expenses. Operating expenses shall not include the following: • Mortgage principal or interest payments or other debt service costs and costs associated with obtaining financing; • Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of any other provision of law; • Land lease expenses; • Political contributions and payments to organizations or individuals which are substantially devoted to legislative lobbying purposes; • Depreciation; • Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security Deposit, insurance settlement, judgment for damages, settlement or any other method or device; • Unreasonable increases in expenses since the Base Year; • Expenses associated with the provision of master-metered gas and electricity services; Page 258  • Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair work or the failure to complete necessary replacements. (For example if a roof replacement is unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water damage occurred as a result of the unreasonable delay, that expense would not be allowable to support a fair return); and • Unreasonable Expenses. Claim for Base Rent Adjustment A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts were disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a requested adjustment is provided and sufficiently compelling enough to show that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. Landlords may rebut the presumption that the Base Year net operating income provided a fair return. If a claim is made on this basis, the petitioner must complete Section XIX, Claim for Adjustment of Base Year Net Operating Income and Associated Rent Adjusted Claim at the end of this Application. Check here  if a claim for a Base Year Rent Adjustment is included in this application and complete Section XVIII of this Application. Page 259 VII. Income Worksheet Base Year (2019) 1 Current Year (2024) Rental Income 1. Gross scheduled rental income (total for 90,540 104280 $ __________________ $ __________________ the calendar year) including uncollected rent. 2. Portion Attributable to Vacancy 0 $ __________________ 0 $ __________________ Fees (indicate what fee is for): 3. Late fees 0 $ __________________ 0 $ __________________ 4. List fees, other than utilities, collected for 0 0 $ __________________ $ __________________ services & amenities not included in rent 5. ____________________________ 0 $ __________________ $ __________________ 6. ____________________________ 0 $ __________________ 0 $ __________________ 7. ____________________________ 0 $ __________________ 0 $ __________________ Other Income (list separately by type) 2: 8. ____________________________ 0 $ __________________ 0 $ __________________ 9. ____________________________ 0 $ __________________ 0 $ __________________ 10. ___________________________ 0 $ __________________ 0 $ __________________ Fees charged by landlord for Utilities 11. Gas 0 $ __________________ 0 $ __________________ 12. Electricity 0 $ __________________ 0 $ __________________ 13. Water 0 $ __________________ 0 $ __________________ 14. Sewer 0 $ __________________ 0 $ __________________ 15. Garbage & Recycling 0 $ __________________ 0 $ __________________ Other Utilities (list separately by type): 16. ___________________________ 0 $ __________________ 0 $ __________________ 17. ___________________________ 0 $ __________________ 0 $ __________________ 18. TOTAL INCOME $ 90,540 __________________ $ 104280 __________________ (add only lines 1 and 3-17) 1 or an alternative year in the event of extenuating circumstances. 2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income. Page 260 VIII. Operating Expense Worksheet Additional operating expense items can be listed for this worksheet using separate page(s) as needed. Base Year (2019) Current Year (2024) 1. Assessments 0 $ __________________ 0 $ __________________ 2. Real Property Taxes 7,991.64 $ __________________ 14,933.57 $ __________________ 3. License Tax/Fee 0 $ __________________ 0 $ __________________ 4. Rent Board Registration Fees 300.00 $ __________________ 300.00 $ __________________ 5. Insurance 2,679.00 $ __________________ 9,513.08 $ __________________ 6. Accounting 400.00 $ __________________ 800.00 $ __________________ 7. Legal (explain types of legal expenses) 0 $ __________________ 770.00 $ __________________ 8. Manager /Management Services 0 $ __________________ 500.00 $ __________________ 9. Security 0 $ __________________ 180.00 $ __________________ 10. Office Supplies 50.00 $ __________________ 80.00 $ __________________ 12. Normal Repairs 800.00 $ __________________ 2,000.00 $ __________________ 13. Owner-Performed Labor 0 $ __________________ 0 $ __________________ 14. Plumbing Maintenance 300.00 $ __________________ 2,500.00 $ __________________ 15. Pool Maintenance 0 $ __________________ 0 $ __________________ 16. Landscape Maintenance/snow removal 1,100.00 $ __________________ 3,500.00 $ __________________ 17. Other Maintenance 200.00 $ __________________ 450.00 $ __________________ 18. Parking Lot/Street Maintenance 300.00 $ __________________ 700.00 $ __________________ 19. Gas (separately metered only) 1,981.69 $ __________________ 3,650.00 $ __________________ 20. Electricity (separately metered only) 1,320.00 $ __________________ 2,533.43 $ __________________ 21. Water 1,460.00 $ __________________ 4,153.38 $ __________________ 22. Sewer 453.60 $ __________________ 460.00 $ __________________ 23.Amortized portion of Capital Expense (see Sections X, XI and XII column (i)) $ __________________ $ __________________ 24. Vandalism Repairs 0 $ __________________ 0 $ __________________ 25. Uninsured Damages 0 $ __________________ 0 $ __________________ 27. TOTAL OPERATING EXPENSES 19,385.93 $ __________________ 47,073.46 $ __________________ Page 261 IX. Allowances for Capital Improvements Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover the amortization of those costs. A capital improvement shall be any improvement to a unit or property which materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and has a useful life of more than one year and a direct cost of $250.00 or more per unit. Allowances for capital improvements shall be subject to the following conditions: 1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in Section XI, unless it is determined that an alternate period is justified based on the evidence presented at the Rent Board hearing. 2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a provision of Portland Code or state law where the original installation of the improvement was not in compliance with code requirements. Example of a Capital Improvement with Amortized Expenses and an Interest Allowance: Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of the capital improvement per month is: Total Principal & Capital Improvement Interest Total Interest – Life of Period Interest – Life of Cost Allowance Improvement Improvement 10 years $20,000 5.88% $26,500.52 $6,500.52 (120 months) Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit $2,650.05 $220.84 4 $55.21 Page 262 X. Amortization Period of Capital Years Improvements/Expenses In amortizing capital improvements/ expenses, the Screen Doors 5 following schedule shall be used to determine the amortization period of the capital improvements Fencing and Security* 5 and expenses. Improvements add to the health & safety of the rental unit. Management 5 Years Tenant Assistance 5 Appliances Air Conditioners* 10 Structural Repair and Retrofitting Refrigerator* 5 Foundation Repair* 10 Stove* 5 Foundation Replacement* 20 Garbage Disposal 5 Foundation Bolting* 20 Water Heater* 5 Iron or Steel Work 20 Dishwasher 5 Masonry-Chimney Repair* 20 Microwave Oven 5 Shear Wall Installation* 10 Washer/Dryer 5 Electrical Wiring* 10 Elevator* 20 Basic Items Fans* 5 Fencing Cabinets* 10 Chain 10 Carpentry 10 Block 10 Counters* 10 Wood 10 Doors* 10 Knobs 5 Page 263  Years Years Fire Systems Fire Alarm System* 10 Glass Fire Sprinkler System* 20 Windows* 5 Fire Escape* 10 Doors* 5 Mirrors 5 Flooring/Floor Covering Hardwood 10 Heating* Tile and Linoleum 5 Central 10 Carpet 5 Gas 10 Carpet Pad 5 Electric 10 Subfloor 10 Solar 10 Fumigation Tenting* 5 Insulation 10 Furniture 5 Automatic Garage Door Openers* 10 Landscaping Planting 10 Gates Sprinklers 10 Chain Link 10 Tree Replacement 10 Wrought Iron 10 Wood 10 Lighting Page 264  Years Years Interior* 10 Decking 10 Exterior* 5 Plastering 10 Exterior Sump Pumps* 10 Locks* 10 Railings* 10 Mailboxes* 10 Meters* 10 Roofing* Shingle/Asphalt 10 Plumbing Built-up, Tar and Gravel 10 Fixtures* 10 Tile 10 Pipe Replacement* 10 Gutters/Downspouts 10 Re-Pipe Entire Building* 20 Shower Doors* 5 Security* Entry Telephone Intercom 10 Painting Gates/Doors 10 Interior 5 Fencing 10 Exterior 5 Alarms 10 Paving Sidewalks/Walkways* 10 Asphalt 10 Stairs 10 Cement 10 Stucco 10 Page 265  Years Tilework 10 Wallpaper 5 Window Coverings* Drapes 5 Shades 5 Screens 5 Awnings 5 Blinds/Mini-blinds 5 Shutters 5 *Capital Improvements generally concern any change or addition to a unit or property which materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and has a useful life of more than one year and a direct cost of $250 or more per unit. The * items are likely capital improvements. Other items may depend on the circumstances. Page 266 XI. Interest Allowance on Capital Improvements If an amount was reported as an amortized portion of expenses on Section IX, Operating Expense Worksheet, line 23 of the Base Year or current operating expense table above, complete this section. An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the "average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to ensure that your numbers are correct. Completed Capital Improvement and Expense Worksheet (Base Year) (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ *Use the amortization table in this Attachment and the information about interest rates. Total for Base Year [add amounts in column (d)]: $ _______________ Annual Cost for Base Year [add amounts in column (i)]: $ ________________ Page 267 Completed Capital Improvement and Expense Worksheet (Current Year) This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the amortized portion may be counted in the current year. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ *Use the amortization table in this Attachment and the information about interest rates. Total for Current Year [add amounts in column (d)]: $ _______________ Annual Cost for Current Year [add amounts in column (i)]: $ ________________ Page 268 XII. Blank Worksheet (Optional – Available for Petitioner Use) Page 269 XIII. Owner-Performed Labor Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed for the benefit of the residents. Owner Performed Labor – Base Year Date (or Range) Hours Hourly Rate Units Impacted Type of Work ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ Owner Performed Labor – Current Year Date Hours Hourly Rate Units Impacted Type of Work ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ Page 270 XIV. Planned Capital Improvements To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go into effect until completion has been documented to the Rent Program. Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24) months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements has been reviewed and approved by the City. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per of Completion Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ *Use the amortization table in this Attachment and the information about interest rates. Proposed Capital Expenses [add amounts in column (d)]: $ _______________ Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________ Page 271 XV. Net Operating Income (NOI) Net Operating Income = Income – Operating Expenses Base Year (2019) Current Year (2024) 1. Total Annual Income 90,540 $ ________________ 104,280 $ ________________ 2. Annual Operating 19,385.93 $ ________________ 47,073.46 $ ________________ Expenses 3. Net Annual Operating 71,154.07 $ ________________ 57,206.54 $ ________________ Income 4. CPI [Annual Average CPI] 281.082 336.376 5. Percent Annual Increase in CPI Base Year to Current Year 19.67 ___________ % Line 4 Current Year-Line 4 Base Year × 100 Line 4 Base Year 6. Fair Net Annual Operating Income = Base Year Net Operating Income Adjusted by CPI Increase 71,294.03 $ ________________ Line 5 + 100 × Line 3 Base Year 100 7. Fair Net Annual Operating Income Minus Current Net Operating Income = Allowable Rent Increase 14,087.49 $ ________________ Line 6 − Line 3 Current Year 8. Allowable Rent Increase/Unit/Month 3 195.66 $ ________________ Line 7 ÷ 12 ÷ # of Units 3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different allocation, complete XVIII Proposed Adjustment Worksheet. Page 272 XVI. Monthly Rent Worksheet List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023), or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent increases. Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment Tenant Tenant Taken Tenant Charges Increase (%) Deferred (Please (%) specify) 1 ___ 1045 $_________ 0 $__________ ____________ ______ % ______ % $ ________ ______________________________ 2 ___ 1500 $_________ 0 $__________ ____________ ______ % ______ % $ ________ ______________________________ 3 ___ 1375 $_________ 0 $__________ ____________ ______ % ______ % $ ________ ______________________________ 4 ___ 1750 $_________ 0 $__________ ____________ ______ % ______ % $ ________ ______________________________ 5 ___ 1600 $_________ 0 $__________ ____________ ______ % ______ % $ ________ ______________________________ 6 ___ 1420 $_________ 0 $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ Page 273 ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ Page 274 XVII. Proposed Adjustment Worksheet Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis or proportionally to the square footage or costs and expenses attributed to each unit. Indicate method of allocation: _____________________________________________________________________________________________ Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent (2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted Calculation 1 ___ 875 $ ______ 11/01/2018 ____________ 875 $ ________ 02/01/2023 ___________ 1045 $ ________ 1045 $ ________ 1,300 $ ________ 2 ___ 1500 $ ______ 11/01/2018 ____________ 1500 $ ________ N/A ___________ 1500 $ ________ 1500 $ ________ 2,500 $ ________ 3 ___ 1150 $ ______ 06/01/2018 ____________ 1150 $ ________ 02/01/2023 ___________ 1375 $ ________ 1375 $ ________ 1,700 $ ________ 4 ___ 1270 $ ______ 10/01/2018 ____________ 1270 $ ________ 10/01/2023 ___________ 1600 $ ________ 1600 $ ________ 1,900 $ ________ 5 ___ 1400 $ ______ 02/01/2019 ____________ 1400 $ ________ 02/01/2023 ___________ 1750 $ ________ 1750 $ ________ 2,100 $ ________ 6 ___ 1275 $ ______ 06/01/2018 ____________ 1275 $ ________ 12/1/2022 ___________ 1420 $ ________ 1420 $ ________ 1,800 $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ Page 275 ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ Page 276 XVIII. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME AND ASSOCIATED RENT ADJUSTED CLAIM The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. Complete this Section XIX and the following Sections XX and XXI only if you are seeking an adjustment in base rent due to special or peculiar circumstances. Check the factors below that are applicable to your claim. A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year were unusually high or low in comparison to other years. In such instances, adjustments may be made in calculating operating expenses in order that the base year operating expenses reflect average expenses for the property over a reasonable period of time. Check which factor(s) contributed to your claim: a. Extraordinary amounts were expended for necessary maintenance and repairs b. Maintenance and repair expenditures were exceptionally low as to cause inadequate maintenance or significant deterioration in the quality of services provide c. Other expenses were unreasonably high or low notwithstanding the application of prudent business practices. B. Exceptional Circumstances in the Base Year. The gross income during the base year was disproportionately low due to exceptional circumstances. In such instances, adjustments may be made in calculating base year gross rental income consistent with the purpose of analyzing base year net operating income. Check which factor(s) contributed to your claim: a. The gross income during the base year was lower than it might have been because some residents were charged reduced rent. b. The gross income during the base year was significantly lower than normal because of the destruction of the premises and/or temporary relocation for construction or repairs. c. The pattern of rent increases in the years prior to the base year were less than increases in the CPI. C. Other exceptional circumstances: (specify) If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in Section XX will be performed with an Adjusted Gross Income, and that will be substituted for the Section XVI calculations. This figure represents the income that would have been expected absent the exceptional circumstances. Options for determining Adjusted Gross Income include, but are not limited to: A. Base year rents charged for any comparable units in the same building. B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4 Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom $989 $1,071 $1,387 $1,829 $2,198 4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base year when completing the expense portion of the worksheet. Page 277  C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that are the subject of this application which has been prepared by a Maine licensed appraiser and is attached to this application. Actual Gross Income for 2019: $ ____________ Proposed Adjusted Gross Income for 2019: $ ____________ Briefly describe the method for obtaining the proposed income and attach any relevant documentation in support of the claim for an adjustment of base year rent. Page 278 XIX. Income and Operating Expense Worksheet With Adjustment of Base Year Base Year (2019) Current Year (2024) Rental Income 1. Adjusted Gross Income (with Adjusted Base Year as proposed in $ __________________ $ __________________ Section XIX) 2. Portion Attributable to Vacancy 0 $ __________________ 0 $ __________________ Fees (indicate what fee is for): 3. Late fees 0 $ __________________ 0 $ __________________ 4. List fees, other than utilities, collected for services & amenities not included in 0 $ __________________ 0 $ __________________ rent 5. ____________________________ 0 $ __________________ 0 $ __________________ 6. ____________________________ 0 $ __________________ 0 $ __________________ 7. ____________________________ 0 $ __________________ 0 $ __________________ Other Income (list separately by type) 5: 8. ____________________________ 0 $ __________________ 0 $ __________________ 9. ____________________________ $ 0 __________________ $ 0 __________________ 10. ___________________________ 0 $ __________________ 0 $ __________________ Fees charged by landlord for Utilities 11. Gas 0 $ __________________ 0 $ __________________ 12. Electricity 0 $ __________________ 0 $ __________________ 13. Water 0 $ __________________ 0 $ __________________ 14. Sewer 0 $ __________________ 0 $ __________________ 15. Garbage & Recycling 0 $ __________________ 0 $ __________________ Other Utilities (list separately by type): 16. ___________________________ 0 $ __________________ 0 $ __________________ 17. ___________________________ 0 $ __________________ 0 $ __________________ 18. TOTAL INCOME $ __________________ $ __________________ (add only lines 1 and 3-17) 5 Interest earned by Landlord on Tenant security deposits, other interest or investment income. Page 279 XX. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year Amount Complete only if seeking an adjustment of base year rent. Base Year (2019) Current Year (2024) 1. Total Annual Income $ ________________ $ ________________ 2. Annual Operating $ ________________ $ ________________ Expenses 3. Net Annual Operating $ ________________ $ ________________ Income 4. CPI [Annual Average CPI] 281.082 336.376 5. Percent Annual Increase in CPI Base Year to Current Year ___________ % Line 4 Current Year-Line 4 Base Year × 100 Line 4 Base Year 6. Fair Net Annual Operating Income = Base Year Net Operating Income Adjusted by CPI Increase $ ________________ Line 5 + 100 × Line 3 Base Year 100 7. Fair Net Annual Operating Income Minus Current Net Operating Income = Allowable Rent Increase $ ________________ Line 6 − Line 3 Current Year 8. Allowable Rent Increase/Unit/Month 6 $ ________________ Line 7 ÷ 12 ÷ # of Units 6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different allocation, complete XVIII Proposed Adjustment Worksheet. Page 280 XXI. Other Claims Explain any other claims in support of this application and provide/attach any evidence in support of those claims. Please use additional pages as appropriate: Page 281 XXII. Current Tenant Information Continued Tenant: Ellise Johnson, Unit 5 Address: 208 High St, Apt 5 Tenant: Timothy Kimpton, Unit 6 Address: 208 High St, Apt 6 Page 282 Page 283 Page 284 Page 285 Page 286 Page 287 Page 288  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $178.92 01/25/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 706001961531 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $464.45 Your Messages Payments received through 12/29/2023 - Thank you -$464.45 The average residential CMP Delivery amount Balance Forward $0.00 includes about $8 per month in non-CMP CMP Delivery +$74.31 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$104.61 including net energy billing subsidies, low Please pay by 01/25/2024 $178.92 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Home Energy Assistance Program, Maine's Homeowner Assistance Fund, our Arrearage Management Program or our Electricity Lifeline Program. For more information, please visit cmpco.com/ HelpWithBill, call us at 800.750.4000, or contact your local Community Action Agency. Make time to play with AutoPay! Your electricity bill will be paid on time, every time. AutoPay is safe, secure and convenient. No mailing delays. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 01/26/2024 Sign up today at cmpco.com/AutoPay. kWh When you enroll in Usage Alerts, you receive 800 weekly updates about your electricity use -- powered by your smart meter. You can choose to 640 receive usage updates, usage amount exceeded, 480 and usage change alerts. Go to cmpco.com/alerts to learn more. 320 160 Manage your account anytime, anywhere with our FREE Mobile App. You can view and pay your 0 bill, enroll in eBill, access outage information, and Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec more! Text APP to 267898 and we'll send you a 2023 13 13 12 11 10 10 17 18 15 17 19 22 link to download the app. 2022 15 15 15 13 13 11 10 9 8 9 11 12 2021 14 13 12 12 13 15 15 20 14 13 14 14 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 01/25/2024 FAT DRAGON LLC Amount Due 210 HIGH ST $178.92 PORTLAND ME 04101-2831 Amount Paid Please do not write below this line. 100125240030010792379000017892 Page 289 Bill Date 12/29/2023 Invoice Number 706001961531 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $197.77 Payments received - Thank you -$197.77 Balance Forward $0.00 Delivery Charges Delivery Charges: Residential ( 11/30/2023 - 12/28/2023 ) Delivery Service: 629 KWH Up to 50 KWH @$21.91 +$21.91 579 KWH @$0.090499 +$52.40 Total Current Delivery Charges $74.31 Central Maine Power Account Balance $74.31 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 12/28/2023 54,865 11/29/2023 54,236 29 629 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 290 Bill Date 12/29/2023 Invoice Number 706001961531 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $266.68 Payments received - Thank you -$266.68 Balance Forward $0.00 New Supplier Charges Residential Service : ( 11/30/2023 - 12/28/2023 ) Energy Charge 629 KWH @$0.166310 +$104.61 Total New Supplier Charges $104.61 Standard Offer Supplier Account Balance $104.61 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by NextEra Energy Marketing LLC (33%) and New Brunswick Power Marketing (67%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.166310. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 291  Page 1 of 4 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $350.40 02/26/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 709001962200 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $178.92 Your Messages Payments received through 01/29/2024 $0.00 The average residential CMP Delivery amount Balance Forward $178.92 includes about $8 per month in non-CMP Other Charges +$1.70 costs to support Maine public policy initiatives CMP Delivery +$82.85 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$86.93 income assistance and energy efficiency. Learn Please pay by 02/26/2024 $350.40 more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. On January 1, 2024, the CMP delivery price and the non-CMP Standard Offer Supply price decreased for residential customers. Please visit cmpco.com/Pricing for all rate class pricing. If you need help paying your bill, you may be eligible for funds through the Home Energy Assistance Program, our Arrearage Management Program or our Electricity Lifeline Program. For more information, please visit cmpco.com/ HelpWithBill, call us at 800.750.4000, or contact your local Community Action Agency. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 02/28/2024 kWh Put your bill on autopilot with AutoPay and your electricity bill will be paid on time, every time. It's 950 safe, secure and convenient. No mailing delays. Sign up today at cmpco.com/AutoPay. 760 570 Receive alerts and updates about your electricity usage and estimated cost - all made possible by 380 your smart meter. You can choose one, two or 190 all three of the following alerts: usage updates, usage amount exceeded and usage change 0 alerts. Go to cmpco.com/Alerts to learn more. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2024 26 0 0 0 0 0 0 0 0 0 0 0 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 02/26/2024 FAT DRAGON LLC Amount Due 210 HIGH ST $350.40 PORTLAND ME 04101-2831 Amount Paid Please do not write below this line. 100226240030010792379000035040 Page 292 Bill Date 01/29/2024 Invoice Number 709001962200 Account Number 3001-0792-379 Page 2 of 4 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $74.31 Payments received $0.00 Balance Forward $74.31 Delivery Charges Delivery Charges: Residential ( 12/29/2023 - 12/31/2023 ) Delivery Service: Up to 5 KWH +$2.27 73 KWH +$6.61 Delivery Charges: Residential ( 01/01/2024 - 01/26/2024 ) Delivery Service: Up to 45 KWH +$19.32 637 KWH +$54.60 Maine Sales Tax +$0.05 Total Current Delivery Charges $82.85 Other Charges Late Payment Charge +$0.71 Total Other Charges $0.71 Central Maine Power Account Balance $157.87 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 01/26/2024 55,625 12/28/2023 54,865 29 760 Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 293 Bill Date 01/29/2024 Invoice Number 709001962200 Account Number 3001-0792-379 Page 3 of 4 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Page 294 Bill Date 01/29/2024 Invoice Number 709001962200 Account Number 3001-0792-379 Page 4 of 4 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $104.61 Payments received $0.00 Balance Forward $104.61 New Supplier Charges Residential Service : ( 12/29/2023 - 01/26/2024 ) Residential Service : ( 12/29/2023 - 12/31/2023 ) Energy Charge 78 KWH @$0.166310 +$12.97 Residential Service : ( 01/01/2024 - 01/26/2024 ) Energy Charge 682 KWH @$0.108363 +$73.90 Maine Sales Tax +$0.06 Total New Supplier Charges $86.93 Other Charges Late Payment Charge +$0.99 Total Other Charges $0.99 Standard Offer Supplier Account Balance $192.53 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. January 1, 2024, the Standard Offer electricity supply rate is going down from $0.166310 per kWh to $0.108363 per kWh. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 295  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $159.52 03/27/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 708002001447 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $350.40 Your Messages Payments received through 02/29/2024 - Thank you -$350.40 The average residential CMP Delivery amount Balance Forward $0.00 includes about $8 per month in non-CMP CMP Delivery +$80.09 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$79.43 including net energy billing subsidies, low Please pay by 03/27/2024 $159.52 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. On January 1, 2024, the CMP delivery price and the non-CMP Standard Offer Supply price decreased for residential customers. Please visit cmpco.com/Pricing for all rate class pricing. If you need help paying your bill, you may be eligible for funds through the Home Energy Assistance Program, our Arrearage Management Program or our Electricity Lifeline Program. For more information, please visit cmpco.com/ HelpWithBill, call us at 800.750.4000, or contact your local Community Action Agency. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 03/28/2024 kWh Put your bill on autopilot with AutoPay and your electricity bill will be paid on time, every time. It's 950 safe, secure and convenient. No mailing delays. Sign up today at cmpco.com/AutoPay. 760 570 Receive alerts and updates about your electricity usage and estimated cost - all made possible by 380 your smart meter. You can choose one, two or 190 all three of the following alerts: usage updates, usage amount exceeded and usage change 0 alerts. Go to cmpco.com/Alerts to learn more. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2024 26 22 0 0 0 0 0 0 0 0 0 0 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 03/27/2024 FAT DRAGON LLC Amount Due 210 HIGH ST $159.52 PORTLAND ME 04101-2831 Amount Paid Please do not write below this line. 100327240030010792379000015952 Page 296 Bill Date 02/29/2024 Invoice Number 708002001447 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $157.87 Payments received - Thank you -$157.87 Balance Forward $0.00 Delivery Charges Delivery Charges: Residential ( 01/27/2024 - 02/28/2024 ) Delivery Service: 733 KWH Up to 50 KWH @$21.55 +$21.55 683 KWH @$0.085717 +$58.54 Total Current Delivery Charges $80.09 Central Maine Power Account Balance $80.09 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 02/28/2024 56,358 01/26/2024 55,625 33 733 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 297 Bill Date 02/29/2024 Invoice Number 708002001447 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $192.53 Payments received - Thank you -$192.53 Balance Forward $0.00 New Supplier Charges Residential Service : ( 01/27/2024 - 02/28/2024 ) Energy Charge 733 KWH @$0.108363 +$79.43 Total New Supplier Charges $79.43 Standard Offer Supplier Account Balance $79.43 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.108363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 298  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $283.68 04/25/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 707002029818 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $159.52 Your Messages Payments received through 03/29/2024 $0.00 The average residential CMP Delivery amount Balance Forward $159.52 includes about $8 per month in non-CMP Other Charges +$1.51 costs to support Maine public policy initiatives CMP Delivery +$63.81 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$58.84 income assistance and energy efficiency. Learn Please pay by 04/25/2024 $283.68 more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Home Energy Assistance Program, the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/ HelpWithBill, or call us at 800.750.4000. Put your bill on autopilot with AutoPay and your electricity bill will be paid on time, every time. It's safe, secure and convenient. No mailing delays. Sign up today at cmpco.com/AutoPay. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 04/26/2024 kWh Receive weekly updates about your electricity usage and estimated cost - all made possible by 950 your smart meter. You can choose one, two or all three of the following alerts: usage updates, 760 usage amount exceeded and usage change 570 alerts. Go to cmpco.com/Alerts to learn more. 380 Our FREE Mobile App makes managing your 190 account easy and convenient. You can view and pay your bill, enroll in eBill, access outage 0 information, and more! Text APP to 267898 and Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec we'll send you a link to download the app. 2024 26 22 19 0 0 0 0 0 0 0 0 0 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 04/25/2024 FAT DRAGON LLC Amount Due 210 HIGH ST $283.68 PORTLAND ME 04101-2831 Amount Paid Please do not write below this line. 100425240030010792379000028368 Page 299 Bill Date 03/29/2024 Invoice Number 707002029818 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $80.09 Payments received $0.00 Balance Forward $80.09 Delivery Charges Delivery Charges: Residential ( 02/29/2024 - 03/28/2024 ) Delivery Service: 543 KWH Up to 50 KWH @$21.55 +$21.55 493 KWH @$0.085717 +$42.26 Total Current Delivery Charges $63.81 Other Charges Late Payment Charge +$0.76 Total Other Charges $0.76 Central Maine Power Account Balance $144.66 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 03/28/2024 56,901 02/28/2024 56,358 29 543 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 300 Bill Date 03/29/2024 Invoice Number 707002029818 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $79.43 Payments received $0.00 Balance Forward $79.43 New Supplier Charges Residential Service : ( 02/29/2024 - 03/28/2024 ) Energy Charge 543 KWH @$0.108363 +$58.84 Total New Supplier Charges $58.84 Other Charges Late Payment Charge +$0.75 Total Other Charges $0.75 Standard Offer Supplier Account Balance $139.02 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.108363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 301  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC -$194.80 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 703002089471 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $283.68 Your Messages Payments received through 04/29/2024 - Thank you -$567.36 The average residential CMP Delivery amount Balance Forward -$283.68 includes about $8 per month in non-CMP CMP Delivery +$48.89 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$39.99 including net energy billing subsidies, low No Payment Due -$194.80 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Home Energy Assistance Program, the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/ HelpWithBill, or call us at 800.750.4000. Put your bill on autopilot with AutoPay and your electricity bill will be paid on time, every time. It's safe, secure and convenient. No mailing delays. Sign up today at cmpco.com/AutoPay. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 05/28/2024 kWh Receive weekly updates about your electricity usage and estimated cost - all made possible by 950 your smart meter. You can choose one, two or all three of the following alerts: usage updates, 760 usage amount exceeded and usage change 570 alerts. Go to cmpco.com/Alerts to learn more. 380 Our FREE Mobile App makes managing your 190 account easy and convenient. You can view and pay your bill, enroll in eBill, access outage 0 information, and more! Text APP to 267898 and Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec we'll send you a link to download the app. 2024 26 22 19 13 0 0 0 0 0 0 0 0 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 FAT DRAGON LLC Amount Due 210 HIGH ST $0.00 PORTLAND ME 04101-2831 Amount Paid Please do not write below this line. 100528240030010792379000000000 Page 302 Bill Date 04/29/2024 Invoice Number 703002089471 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $144.66 Payments received - Thank you -$428.34 Balance Forward -$283.68 Adjustments Apply credit available +$39.99 Total Adjustments $39.99 Delivery Charges Delivery Charges: Residential ( 03/29/2024 - 04/26/2024 ) Delivery Service: 369 KWH Up to 50 KWH @$21.55 +$21.55 319 KWH @$0.085717 +$27.34 Total Current Delivery Charges $48.89 Central Maine Power Account Balance -$194.80 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 04/26/2024 57,270 03/28/2024 56,901 29 369 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 303 Bill Date 04/29/2024 Invoice Number 703002089471 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $139.02 Payments received - Thank you -$139.02 Balance Forward $0.00 Adjustments Reduce credit available -$39.99 Total Adjustments -$39.99 New Supplier Charges Residential Service : ( 03/29/2024 - 04/26/2024 ) Energy Charge 369 KWH @$0.108363 +$39.99 Total New Supplier Charges $39.99 Standard Offer Supplier Account Balance $0.00 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.108363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 304  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $121.92 07/25/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 706002120842 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance -$36.05 Your Messages Payments received through 06/28/2024 $0.00 The average residential CMP Delivery amount Balance Forward -$36.05 includes about $8 per month in non-CMP CMP Delivery +$79.41 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$78.56 including net energy billing subsidies, low Please pay by 07/25/2024 $121.92 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Home Energy Assistance Program, the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/ HelpWithBill, or call us at 800.750.4000. Price change associated with annual compliance and stranded costs is anticipated on July 1, 2024, pending MPUC approval. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 07/26/2024 Put your bill on autopilot with AutoPay and your kWh electricity bill will be paid on time, every time. It's safe, secure and convenient. No mailing delays. 950 Sign up today at cmpco.com/AutoPay. 760 Receive weekly updates about your electricity 570 usage and estimated cost - all made possible by your smart meter. You can choose one, two or 380 all three of the following alerts: usage updates, 190 usage amount exceeded and usage change alerts. Go to cmpco.com/Alerts to learn more. 0 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2024 26 22 19 13 23 24 0 0 0 0 0 0 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 07/25/2024 FAT DRAGON LLC Amount Due 210 HIGH ST $121.92 PORTLAND ME 04101-2831 Amount Paid Please do not write below this line. 100725240030010792379000012192 Page 305 Bill Date 06/28/2024 Invoice Number 706002120842 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery -$36.05 Payments received $0.00 Balance Forward -$36.05 Delivery Charges Delivery Charges: Residential ( 05/29/2024 - 06/27/2024 ) Delivery Service: 725 KWH Up to 50 KWH @$21.55 +$21.55 675 KWH @$0.085717 +$57.86 Total Current Delivery Charges $79.41 Central Maine Power Account Balance $43.36 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 06/27/2024 58,724 05/28/2024 57,999 30 725 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 306 Bill Date 06/28/2024 Invoice Number 706002120842 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $0.00 Payments received $0.00 Balance Forward $0.00 New Supplier Charges Residential Service : ( 05/29/2024 - 06/27/2024 ) Energy Charge 725 KWH @$0.108363 +$78.56 Total New Supplier Charges $78.56 Standard Offer Supplier Account Balance $78.56 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.108363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 307  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $189.57 08/26/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 708002134933 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $121.92 Your Messages Payments received through 07/29/2024 - Thank you -$121.92 The average residential CMP Delivery amount Balance Forward $0.00 includes about $15.11 per month in non-CMP CMP Delivery +$105.25 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$84.32 including net energy billing subsidies, low Please pay by 08/26/2024 $189.57 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/HelpWithBill, or call us at 800.750.4000. Rates changed July 1, 2024. Visit our website for more information at cmpco.com/Pricing. When you sign up for AutoPay, you choose Your Monthly Usage Summary(kWh) Your next meter reading is on or about 08/27/2024 how many days before the due date you'd like kWh your payment automatically deducted from your bank account each month. It’s safe, secure and 950 convenient. Sign up today at cmpco.com/ AutoPay. 760 570 Receive weekly updates about your electricity usage and estimated cost - all made possible 380 by your smart meter. Go to cmpco.com/Alerts to 190 learn more. 0 Our FREE Mobile App makes managing your Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec account easy and convenient. You can view 2024 26 22 19 13 23 24 27 0 0 0 0 0 and pay your bill, enroll in eBill, access outage 2023 13 13 12 11 10 10 17 18 15 17 19 22 information, and more! Text APP to 267898 and 2022 15 15 15 13 13 11 10 9 8 9 11 12 we'll send you a link to download the app. Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 08/26/2024 FAT DRAGON LLC Amount Due 138 GRANT RD $189.57 FREEPORT ME 04032-5830 Amount Paid Please do not write below this line. 100826240030010792379000018957 Page 308 Bill Date 07/29/2024 Invoice Number 708002134933 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $43.36 Payments received - Thank you -$43.36 Balance Forward $0.00 Delivery Charges Delivery Charges: Residential ( 06/28/2024 - 06/30/2024 ) Delivery Service: Up to 5 KWH +$2.23 76 KWH +$6.52 Delivery Charges: Residential ( 07/01/2024 - 07/26/2024 ) Delivery Service: Up to 45 KWH +$23.44 663 KWH +$72.83 Maine Sales Tax +$0.23 Total Current Delivery Charges $105.25 Central Maine Power Account Balance $105.25 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 07/26/2024 59,513 06/27/2024 58,724 29 789 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 309 Bill Date 07/29/2024 Invoice Number 708002134933 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $78.56 Payments received - Thank you -$78.56 Balance Forward $0.00 New Supplier Charges Residential Service : ( 06/28/2024 - 07/26/2024 ) Residential Service : ( 06/28/2024 - 06/30/2024 ) Energy Charge 81 KWH @$0.108363 +$8.78 Residential Service : ( 07/01/2024 - 07/26/2024 ) Energy Charge 708 KWH @$0.106363 +$75.31 Maine Sales Tax +$0.23 Total New Supplier Charges $84.32 Standard Offer Supplier Account Balance $84.32 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. July 1, 2024, the Standard Offer electricity supply rate decreased from 0.108363 cents per kWh to 0.106363 cents per kWh. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 310  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $177.28 09/24/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 708002161895 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $189.57 Your Messages Payments received through 08/28/2024 - Thank you -$189.57 The average residential CMP Delivery amount Balance Forward $0.00 includes about $15 per month in non-CMP CMP Delivery +$100.17 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$77.11 including net energy billing subsidies, low Please pay by 09/24/2024 $177.28 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/HelpWithBill, or call us at 800.750.4000. Rates changed August 1, 2024. Visit our website for more information at cmpco.com/Pricing. When you sign up for AutoPay, you choose Your Monthly Usage Summary(kWh) Your next meter reading is on or about 09/27/2024 how many days before the due date you'd like kWh your payment automatically deducted from your bank account each month. It’s safe, secure and 950 convenient. Sign up today at cmpco.com/ AutoPay. 760 570 Receive weekly updates about your electricity usage and estimated cost - all made possible 380 by your smart meter. Go to cmpco.com/Alerts to 190 learn more. 0 Our FREE Mobile App makes managing your Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec account easy and convenient. You can view 2024 26 22 19 13 23 24 27 23 0 0 0 0 and pay your bill, enroll in eBill, access outage 2023 13 13 12 11 10 10 17 18 15 17 19 22 information, and more! Text APP to 267898 and 2022 15 15 15 13 13 11 10 9 8 9 11 12 we'll send you a link to download the app. Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 09/24/2024 FAT DRAGON LLC Amount Due 138 GRANT RD $177.28 FREEPORT ME 04032-5830 Amount Paid Please do not write below this line. 100924240030010792379000017728 Page 311 Bill Date 08/28/2024 Invoice Number 708002161895 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $105.25 Payments received - Thank you -$105.25 Balance Forward $0.00 Delivery Charges Delivery Charges: Residential ( 07/27/2024 - 07/31/2024 ) Delivery Service: Up to 8 KWH +$4.08 105 KWH +$11.53 Delivery Charges: Residential ( 08/01/2024 - 08/27/2024 ) Delivery Service: Up to 42 KWH +$22.44 570 KWH +$62.12 Total Current Delivery Charges $100.17 Central Maine Power Account Balance $100.17 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 08/27/2024 60,238 07/26/2024 59,513 32 725 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 312 Bill Date 08/28/2024 Invoice Number 708002161895 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $84.32 Payments received - Thank you -$84.32 Balance Forward $0.00 New Supplier Charges Residential Service : ( 07/27/2024 - 08/27/2024 ) Energy Charge 725 KWH @$0.106363 +$77.11 Total New Supplier Charges $77.11 Standard Offer Supplier Account Balance $77.11 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.106363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 313  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $312.52 10/28/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 706002200296 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $177.28 Your Messages Payments received through 09/30/2024 $0.00 The average residential CMP Delivery amount Balance Forward $177.28 includes about $15 per month in non-CMP Other Charges +$1.68 costs to support Maine public policy initiatives CMP Delivery +$78.04 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$55.52 income assistance and energy efficiency. Learn Please pay by 10/28/2024 $312.52 more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/HelpWithBill, or call us at 800.750.4000. Rates changed August 1, 2024. Visit our website for more information at cmpco.com/Pricing. When you sign up for AutoPay, you choose Your Monthly Usage Summary(kWh) Your next meter reading is on or about 10/29/2024 how many days before the due date you'd like kWh your payment automatically deducted from your bank account each month. It’s safe, secure and 950 convenient. Sign up today at cmpco.com/ AutoPay. 760 570 Receive weekly updates about your electricity usage and estimated cost - all made possible 380 by your smart meter. Go to cmpco.com/Alerts to 190 learn more. 0 Our FREE Mobile App makes managing your Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec account easy and convenient. You can view 2024 26 22 19 13 23 24 27 23 17 0 0 0 and pay your bill, enroll in eBill, access outage 2023 13 13 12 11 10 10 17 18 15 17 19 22 information, and more! Text APP to 267898 and 2022 15 15 15 13 13 11 10 9 8 9 11 12 we'll send you a link to download the app. Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 10/28/2024 FAT DRAGON LLC Amount Due 138 GRANT RD $312.52 FREEPORT ME 04032-5830 Amount Paid Please do not write below this line. 101028240030010792379000031252 Page 314 Bill Date 09/30/2024 Invoice Number 706002200296 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $100.17 Payments received $0.00 Balance Forward $100.17 Delivery Charges Delivery Charges: Residential ( 08/28/2024 - 09/27/2024 ) Delivery Service: 522 KWH Up to 50 KWH @$26.60 +$26.60 472 KWH @$0.108980 +$51.44 Total Current Delivery Charges $78.04 Other Charges Late Payment Charge +$0.95 Total Other Charges $0.95 Central Maine Power Account Balance $179.16 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 09/27/2024 60,760 08/27/2024 60,238 31 522 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 315 Bill Date 09/30/2024 Invoice Number 706002200296 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $77.11 Payments received $0.00 Balance Forward $77.11 New Supplier Charges Residential Service : ( 08/28/2024 - 09/27/2024 ) Energy Charge 522 KWH @$0.106363 +$55.52 Total New Supplier Charges $55.52 Other Charges Late Payment Charge +$0.73 Total Other Charges $0.73 Standard Offer Supplier Account Balance $133.36 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.106363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 316  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $128.38 11/26/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 709002200571 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $312.52 Your Messages Payments received through 10/30/2024 - Thank you -$312.52 The average residential CMP Delivery amount Balance Forward $0.00 includes about $15 per month in non-CMP Other Charges -$0.23 costs to support Maine public policy initiatives CMP Delivery +$75.53 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$53.08 income assistance and energy efficiency. Learn Please pay by 11/26/2024 $128.38 more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. If you need help paying your bill, you may be eligible for funds through the Arrearage Management Program or our Electricity Lifeline Program. For more information, please contact your local Community Action Agency, visit cmpco.com/HelpWithBill, or call us at 800.750.4000. A credit has been applied to your bill. The Maine Public Utilities Commission has approved updated fixed and kWh charges, effective August 1, 2024 and retroactive to rates from July 1, 2024. Your Monthly Usage Summary(kWh) Your next meter reading is on or about 11/27/2024 kWh When you sign up for AutoPay, you choose how many days before the due date you'd like 950 your payment automatically deducted from your bank account each month. It’s safe, secure and 760 convenient. Sign up today at cmpco.com/ 570 AutoPay. 380 Receive weekly updates about your electricity 190 usage and estimated cost - all made possible by your smart meter. Go to cmpco.com/Alerts to 0 learn more. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2024 26 22 19 13 23 24 27 23 17 16 0 0 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 11/26/2024 FAT DRAGON LLC Amount Due 138 GRANT RD $128.38 FREEPORT ME 04032-5830 Amount Paid Please do not write below this line. 101126240030010792379000012838 Page 317 Bill Date 10/30/2024 Invoice Number 709002200571 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $179.16 Payments received - Thank you -$179.16 Balance Forward $0.00 Delivery Charges Delivery Charges: Residential ( 09/28/2024 - 10/29/2024 ) Delivery Service: 499 KWH Up to 50 KWH @$26.60 +$26.60 449 KWH @$0.108980 +$48.93 Total Current Delivery Charges $75.53 Other Charges Stranded Cost Pricing Adjustment -$0.23 Total Other Charges -$0.23 Central Maine Power Account Balance $75.30 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 10/29/2024 61,259 09/27/2024 60,760 32 499 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 318 Bill Date 10/30/2024 Invoice Number 709002200571 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $133.36 Payments received - Thank you -$133.36 Balance Forward $0.00 New Supplier Charges Residential Service : ( 09/28/2024 - 10/29/2024 ) Energy Charge 499 KWH @$0.106363 +$53.08 Total New Supplier Charges $53.08 Standard Offer Supplier Account Balance $53.08 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.106363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 319  Page 1 of 3 Account Number Service Location Amount Due Date Due 3001-0792-379 FAT DRAGON LLC $119.35 12/30/2024 208 HIGH ST HSE MTR Invoice Number PORTLAND ME 04101 707002244211 Manage your account online: cmpco.com Customer Service: 800.750.4000 Outage reporting line: 800.696.1000 Your Account Summary Prior Balance $128.38 Your Messages Payments received through 12/02/2024 - Thank you -$128.38 The average residential CMP Delivery amount Balance Forward $0.00 includes about $15 per month in non-CMP CMP Delivery +$70.85 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$48.50 including net energy billing subsidies, low Please pay by 12/30/2024 $119.35 income assistance and energy efficiency. Learn more about CMP rates and public policy costs at cmpco.com/PublicPolicyCosts. Asking for help can be hard. With a variety of assistance programs available, we can help if you're having trouble managing your electricity bills. For example, you may be eligible for the Arrearage Management Program or our Electricity Lifeline Program. Learn more at cmpco.com/HelpWithBill or call us at 800.750.4000. Never miss a payment again with AutoPay. You set the schedule and we handle the rest. It's a safe and convenient solution for busy lives. Visit Your Monthly Usage Summary(kWh) Your next meter reading is on or about 12/30/2024 cmpco.com/AutoPay to sign up. kWh Stay informed about your electricity use with 950 Usage Alerts. You'll receive weekly updates on your energy use -- powered by your smart meter. 760 You can even customize your alerts so you're 570 notified if you exceed a set amount of electricity use or cost. Visit cmpco.com/Alerts to learn more. 380 190 Simplify your account management with our Mobile App. Make payments, enroll in eBill and 0 get outage updates, it's all at your fingertips. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Text APP to 267898 and we'll send you a link to 2024 26 22 19 13 23 24 27 23 17 16 16 0 download the app. 2023 13 13 12 11 10 10 17 18 15 17 19 22 2022 15 15 15 13 13 11 10 9 8 9 11 12 Your Average Daily Usage (kWh) Please return this stub with your payment. Please allow 7 to 10 business days for processing. Do not send cash or coins, and do not return with staples or paper clips. Thank you. Account Number 3001-0792-379 Central Maine Power Date Due PO Box 847810 Boston, MA 02284-7810 12/30/2024 FAT DRAGON LLC Amount Due 138 GRANT RD $119.35 FREEPORT ME 04032-5830 Amount Paid Please do not write below this line. 101230240030010792379000011935 Page 320 Bill Date 12/02/2024 Invoice Number 707002244211 Account Number 3001-0792-379 Page 2 of 3 Your Central Maine Power Delivery Service Account Detail Prior Balance for Central Maine Power Delivery $75.30 Payments received - Thank you -$75.30 Balance Forward $0.00 Delivery Charges Delivery Charges: Residential ( 10/30/2024 - 11/27/2024 ) Delivery Service: 456 KWH Up to 50 KWH @$26.60 +$26.60 406 KWH @$0.108980 +$44.25 Total Current Delivery Charges $70.85 Central Maine Power Account Balance $70.85 Your Meter Details Read Cycle 19 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh L108632916 11/27/2024 61,715 10/29/2024 61,259 29 456 Customer Information for Your Delivery Service Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts. What’s a kilowatt-hour? Questions? Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336. Sales-Tax Exemption Payment Arrangements Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call of residential usage. 800.686.4044 for more information. Late-Payment Charge Maine Public Utilities Commission (MPUC) Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD) month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures utilities remain in compliance with State statutes and Commission Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc. month. You have the right to read your own meter. Visit cmpco.com for more information, or call 800.750.4000. Mail Address Changes Sign Up for Automatic Payments Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an your new mailing address information below. “X” in the box, and sign and date below: Signed Date: Pay my bill (check one): when my bill arrives # of days before due date (circle one below) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 (Example: Circle “15” to pay your bill 15 days before the due date. It does NOT mean your bill will be paid on the 15th of each month.) If you are moving or need to stop service, To complete your enrollment, please: please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub. 2. Allow up to 30 days for processing. Please do not write below this line. Page 321 Bill Date 12/02/2024 Invoice Number 707002244211 Account Number 3001-0792-379 Page 3 of 3 You have chosen to purchase your electricity supply from: Standard Offer. Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier. Supplier: Standard Offer FAT DRAGON LLC 208 HIGH ST HSE MTR PORTLAND ME 04101 Prior Balance for Standard Offer Supplier $53.08 Payments received - Thank you -$53.08 Balance Forward $0.00 New Supplier Charges Residential Service : ( 10/30/2024 - 11/27/2024 ) Energy Charge 456 KWH @$0.106363 +$48.50 Total New Supplier Charges $48.50 Standard Offer Supplier Account Balance $48.50 Supplier Information CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy (25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier. CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity, which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page. Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard Offer electricity supply is $0.106363. You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate (OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc. Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage. Page 322  City of Portland Permitting and Inspections Department Landlord Worksheet/Petition for Rent Board Approved Increase Rent Increase using Fair Return Standard: Maintenance of Net Operating Income (MNOI) Note to Applicants All information and documentation provided in this application will be made available to the public, pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact sensitive information contained herein, including, but not limited to bank account information, debit card or credit card information, government-issued identification information, personal contact information such as phone numbers, email addresses, tenant or employee names, or other personally identifying information. The Rent Board may act within its authority to request any additional information it deems pertinent to the application at hand. Introductory Information A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected standards. Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent Board. 1. Presumption of Base Year Net Operating Income It shall be presumed that the net operating income received by the landlord during the calendar year 2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which case an adjusted Base Year Net Operating Income shall be used. 2. Fair Return A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the Base Year. It shall be presumed this standard provides a Fair Return. 3. Base Year: a. Calendar year 2019 is the Base Year. b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as the “current year” in the prior petition. c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base Year shall be the year the Unit entered the marketplace. 4. Current Year The “current year” shall be the calendar year preceding the petition. 5. CPI (Consumer Price Index) The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor Statistics Data (bls.gov)]. 6. Limits of Allowable Rent Increases in Any One Year If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent. 1 Page 323 General Information About the Property Street Address: ___________________________________________________________________________ Parcel Numbers(s): ________________________________________________________________________ Year Property Purchased by Current Owner: ____________________________________________________ Total Number of Units on the Property: ________________________________________________________ Total Number of Units Affected by Proposed Rent Increase: ________________________________________ Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________ ________________________________________________________________________________________ Section 1. Landlord Information Name: __________________________________________________________________________________ Phone(s): _______________________________________________________________________________ Business Address: ________________________________________________________________________ City, State, Zip: ___________________________________________________________________________ Business E-mail: __________________________________________________________________________ Section 2. Agent Information (if applicable) Name: __________________________________________________________________________________ Phone(s): _______________________________________________________________________________ Business Address: ________________________________________________________________________ City, State, Zip: ___________________________________________________________________________ Business E-mail: __________________________________________________________________________ Section 3. Services Please check the applicable box to identify the manner in which each service is paid. Paid by Landlord, but Landlord pays service Tenants pay service not passed through to and passes cost directly Tenants through to Tenants Gas    Electricity    Water    Sewer    Garbage    Other:    2 Page 324 Section 4. Changes to Services Briefly describe the services provided to the rental units. Include all services provided and state which services are provided without additional charge. If there have been any changes to the services listed above or in the responsibility for their payment since the base year, please explain: 3 Page 325 Section 5. Income and Expense Explanation and Calculation Calculation of Net Operating Income Net operating income shall be calculated by subtracting operating expenses from gross rental income. Gross Rental Income Gross rental income includes: • Scheduled rental income at one hundred percent (100%) occupancy plus all other income or consideration received or in connection with the use or occupancy of the Rental Unit. If there is a change in the number of rental units between the Base Year & Current Year, the rental income and expenses for the same number of units shall be used in calculating the net operating income for both periods. The purpose of this provision is to provide a fair compensation between the Base Year and the Current Year. • Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent Program shall attribute rental income calculated on the basis of average rents for comparable units at the property that were most recently rented. If no comparable units on the property were rented within the last two years, initial rents for comparable units in the City may be used if there is no other basis for its calculation. Gross rental income shall not include: • Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant; • Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost pass-through basis if they are regulated by state or local law) Section 6. Operating Expenses Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including: • Management Expenses; • Utility Costs except a utility that are paid directly by the tenant(s); • Real Property Taxes Assessed and Paid; • Insurance; • License, Registration and other Public Fees; • Landlord-performed Labor; • Legal Expenses; • The Amortized Costs of Capital Improvements; and • Other Reasonable Operating Expenses. Operating expenses shall not include the following: • Mortgage principal or interest payments or other debt service costs and costs associated with obtaining financing; • Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of any other provision of law; • Land lease expenses; • Political contributions and payments to organizations or individuals which are substantially devoted to legislative lobbying purposes; • Depreciation; • Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security Deposit, insurance settlement, judgment for damages, settlement or any other method or device; • Unreasonable increases in expenses since the Base Year; • Expenses associated with the provision of master-metered gas and electricity services; 4 Page 326  • Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair work or the failure to complete necessary replacements. (For example if a roof replacement is unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water damage occurred as a result of the unreasonable delay, that expense would not be allowable to support a fair return); and • Unreasonable Expenses. Claim for Base Rent Adjustment A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts were disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a requested adjustment is provided and sufficiently compelling enough to show that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. Landlords may rebut the presumption that the Base Year net operating income provided a fair return. If a claim is made on this basis, the petitioner must complete Section 19, Claim for Adjustment of Base Year Net Operating Income and Associated Rent Adjusted Claim at the end of this Application. Check here  if a claim for a Base Year Rent Adjustment is included in this application and complete Section 18 of this Application. 5 Page 327 Section 7. Income Worksheet Base Year (2019) 1 Current Year (2025) Rental Income 1. Gross scheduled rental income (total for $ __________________ $ __________________ the calendar year) including uncollected rent. 2. Portion Attributable to Vacancy $ __________________ $ __________________ Fees (indicate what fee is for): 3. Late fees $ __________________ $ __________________ 4. List fees, other than utilities, collected for $ __________________ $ __________________ services & amenities not included in rent 5. ____________________________ $ __________________ $ __________________ 6. ____________________________ $ __________________ $ __________________ 7. ____________________________ $ __________________ $ __________________ Other Income (list separately by type) 2: 8. ____________________________ $ __________________ $ __________________ 9. ____________________________ $ __________________ $ __________________ 10. ___________________________ $ __________________ $ __________________ Fees charged by landlord for Utilities 11. Gas $ __________________ $ __________________ 12. Electricity $ __________________ $ __________________ 13. Water $ __________________ $ __________________ 14. Sewer $ __________________ $ __________________ 15. Garbage & Recycling $ __________________ $ __________________ Other Utilities (list separately by type): 16. ___________________________ $ __________________ $ __________________ 17. ___________________________ $ __________________ $ __________________ 18. TOTAL INCOME $ __________________ $ __________________ (add only lines 1 and 3-17) 1 or an alternative year in the event of extenuating circumstances. 2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income. 6 Page 328 Section 8. Operating Expense Worksheet Additional operating expense items can be listed for this worksheet using separate page(s) as needed. Base Year (2019) Current Year (2025) 1. Assessments $ __________________ $ __________________ 2. Real Property Taxes $ __________________ $ __________________ 3. License Tax/Fee $ __________________ $ __________________ 4. Rent Board Registration Fees $ __________________ $ __________________ 5. Insurance $ __________________ $ __________________ 6. Accounting $ __________________ $ __________________ 7. Legal (explain types of legal expenses) $ __________________ $ __________________ 8. Manager /Management Services $ __________________ $ __________________ 9. Security $ __________________ $ __________________ 10. Office Supplies $ __________________ $ __________________ 12. Normal Repairs $ __________________ $ __________________ 13. Owner-Performed Labor $ __________________ $ __________________ 14. Plumbing Maintenance $ __________________ $ __________________ 15. Pool Maintenance $ __________________ $ __________________ 16. Landscape Maintenance/snow removal $ __________________ $ __________________ 17. Other Maintenance $ __________________ $ __________________ 18. Parking Lot/Street Maintenance $ __________________ $ __________________ 19. Gas (separately metered only) $ __________________ $ __________________ 20. Electricity (separately metered only) $ __________________ $ __________________ 21. Water $ __________________ $ __________________ 22. Sewer $ __________________ $ __________________ 23. Amortized portion of Capital Expense (see Sections 10, 11 and 12 column (i)) $ __________________ $ __________________ 24. Vandalism Repairs $ __________________ $ __________________ 25. Uninsured Damages $ __________________ $ __________________ 27. TOTAL OPERATING EXPENSES $ __________________ $ __________________ 7 Page 329 Section 9. Allowances for Capital Improvements Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover the amortization of those costs. A capital improvement shall be any improvement to a unit or property which materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and has a useful life of more than one year and a direct cost of $250.00 or more per unit. Allowances for capital improvements shall be subject to the following conditions: 1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in Section 11, unless it is determined that an alternate period is justified based on the evidence presented at the Rent Board hearing. 2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a provision of Portland Code or state law where the original installation of the improvement was not in compliance with code requirements. Example of a Capital Improvement with Amortized Expenses and an Interest Allowance: Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of the capital improvement per month is: Total Principal & Capital Improvement Interest Total Interest – Life of Period Interest – Life of Cost Allowance Improvement Improvement 10 years $20,000 5.88% $26,500.52 $6,500.52 (120 months) Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit $2,650.05 $220.84 4 $55.21 8 Page 330 Section 10. Amortization Period of Capital Years Improvements/Expenses In amortizing capital improvements/ expenses, the Screen Doors 5 following schedule shall be used to determine the amortization period of the capital improvements Fencing and Security* 5 and expenses. Improvements add to the health & safety of the rental unit. Management 5 Years Tenant Assistance 5 Appliances Air Conditioners* 10 Structural Repair and Retrofitting Refrigerator* 5 Foundation Repair* 10 Stove* 5 Foundation Replacement* 20 Garbage Disposal 5 Foundation Bolting* 20 Water Heater* 5 Iron or Steel Work 20 Dishwasher 5 Masonry-Chimney Repair* 20 Microwave Oven 5 Shear Wall Installation* 10 Washer/Dryer 5 Electrical Wiring* 10 Elevator* 20 Basic Items Fans* 5 Fencing Cabinets* 10 Chain 10 Carpentry 10 Block 10 Counters* 10 Wood 10 Doors* 10 Knobs 5 9 Page 331  Years Years Fire Systems Fire Alarm System* 10 Glass Fire Sprinkler System* 20 Windows* 5 Fire Escape* 10 Doors* 5 Mirrors 5 Flooring/Floor Covering Hardwood 10 Heating* Tile and Linoleum 5 Central 10 Carpet 5 Gas 10 Carpet Pad 5 Electric 10 Subfloor 10 Solar 10 Fumigation Tenting* 5 Insulation 10 Furniture 5 Automatic Garage Door Openers* 10 Landscaping Planting 10 Gates Sprinklers 10 Chain Link 10 Tree Replacement 10 Wrought Iron 10 Wood 10 Lighting 10 Page 332  Years Years Interior* 10 Decking 10 Exterior* 5 Plastering 10 Exterior Sump Pumps* 10 Locks* 10 Railings* 10 Mailboxes* 10 Meters* 10 Roofing* Shingle/Asphalt 10 Plumbing Built-up, Tar and Gravel 10 Fixtures* 10 Tile 10 Pipe Replacement* 10 Gutters/Downspouts 10 Re-Pipe Entire Building* 20 Shower Doors* 5 Security* Entry Telephone Intercom 10 Painting Gates/Doors 10 Interior 5 Fencing 10 Exterior 5 Alarms 10 Paving Sidewalks/Walkways* 10 Asphalt 10 Stairs 10 Cement 10 Stucco 10 11 Page 333  Years Tilework 10 Wallpaper 5 Window Coverings* Drapes 5 Shades 5 Screens 5 Awnings 5 Blinds/Mini-blinds 5 Shutters 5 *Capital Improvements generally concern any change or addition to a unit or property which materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and has a useful life of more than one year and a direct cost of $250 or more per unit. The * items are likely capital improvements. Other items may depend on the circumstances. 12 Page 334 Section 11. Interest Allowance on Capital Improvements If an amount was reported as an amortized portion of expenses on Section 11, Operating Expense Worksheet, line 23 of the Base Year or current operating expense table above, complete this section. An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the "average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to ensure that your numbers are correct. Completed Capital Improvement and Expense Worksheet (Base Year) (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ *Use the amortization table in this Attachment and the information about interest rates. Total for Base Year [add amounts in column (d)]: $ _______________ Annual Cost for Base Year [add amounts in column (i)]: $ ________________ 13 Page 335 Completed Capital Improvement and Expense Worksheet (Current Year) This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the amortized portion may be counted in the current year. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ *Use the amortization table in this Attachment and the information about interest rates. Total for Current Year [add amounts in column (d)]: $ _______________ Annual Cost for Current Year [add amounts in column (i)]: $ ________________ 14 Page 336 Section 12. Blank Worksheet (Optional – Available for Petitioner Use) 15 Page 337 Section 13. Owner-Performed Labor Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed for the benefit of the residents. Owner Performed Labor – Base Year Date (or Range) Hours Hourly Rate Units Impacted Type of Work ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ Owner Performed Labor – Current Year Date Hours Hourly Rate Units Impacted Type of Work ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ ____________ _________ ________ _____ ___________________________________________ 16 Page 338 Section 14. Planned Capital Improvements To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go into effect until completion has been documented to the Rent Program. Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24) months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements has been reviewed and approved by the City. (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per of Completion Interest] Unit ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______ ________________ *Use the amortization table in this Attachment and the information about interest rates. Proposed Capital Expenses [add amounts in column (d)]: $ _______________ Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________ 17 Page 339 Section 15. Net Operating Income (NOI) Net Operating Income = Income – Operating Expenses Base Year (2019) Current Year (2025) 1. Total Annual Income $ ________________ $ ________________ 2. Annual Operating $ ________________ $ ________________ Expenses 3. Net Annual Operating $ ________________ $ ________________ Income 4. CPI [Annual Average CPI] 281.082 346.889 5. Percent Annual Increase in CPI Base Year to Current Year ___________ % Line 4 Current Year-Line 4 Base Year × 100 Line 4 Base Year 6. Fair Net Annual Operating Income = Base Year Net Operating Income Adjusted by CPI Increase $ ________________ Line 5 + 100 × Line 3 Base Year 100 7. Fair Net Annual Operating Income Minus Current Net Operating Income = Allowable Rent Increase $ ________________ Line 6 − Line 3 Current Year 8. Allowable Rent Increase/Unit/Month 3 $ ________________ Line 7 ÷ 12 ÷ # of Units 3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different allocation, complete Section 18 Proposed Adjustment Worksheet. 18 Page 340 Section 16. Monthly Rent Worksheet List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023), or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent increases. Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment Tenant Tenant Taken Tenant Charges Increase (%) Deferred (Please (%) specify) ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ 19 Page 341 ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ 20 Page 342 Section 17. Proposed Adjustment Worksheet Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis or proportionally to the square footage or costs and expenses attributed to each unit. Indicate method of allocation: _____________________________________________________________________________________________ Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent (2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted Calculation ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ 21 Page 343 ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ 22 Page 344 Section 18. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME AND ASSOCIATED RENT ADJUSTED CLAIM The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that period. Complete this Section 19 and the following Sections 20 and 21 only if you are seeking an adjustment in base rent due to special or peculiar circumstances. Check the factors below that are applicable to your claim. A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year were unusually high or low in comparison to other years. In such instances, adjustments may be made in calculating operating expenses in order that the base year operating expenses reflect average expenses for the property over a reasonable period of time. Check which factor(s) contributed to your claim: a. Extraordinary amounts were expended for necessary maintenance and repairs b. Maintenance and repair expenditures were exceptionally low as to cause inadequate maintenance or significant deterioration in the quality of services provide c. Other expenses were unreasonably high or low notwithstanding the application of prudent business practices. B. Exceptional Circumstances in the Base Year. The gross income during the base year was disproportionately low due to exceptional circumstances. In such instances, adjustments may be made in calculating base year gross rental income consistent with the purpose of analyzing base year net operating income. Check which factor(s) contributed to your claim: a. The gross income during the base year was lower than it might have been because some residents were charged reduced rent. b. The gross income during the base year was significantly lower than normal because of the destruction of the premises and/or temporary relocation for construction or repairs. c. The pattern of rent increases in the years prior to the base year were less than increases in the CPI. C. Other exceptional circumstances: (specify) If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in Section 20 will be performed with an Adjusted Gross Income, and that will be substituted for the Section 16 calculations. This figure represents the income that would have been expected absent the exceptional circumstances. Options for determining Adjusted Gross Income include, but are not limited to: A. Base year rents charged for any comparable units in the same building. B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4 Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom $989 $1,071 $1,387 $1,829 $2,198 4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base year when completing the expense portion of the worksheet. 23 Page 345  C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that are the subject of this application which has been prepared by a Maine licensed appraiser and is attached to this application. Actual Gross Income for 2019: $ ____________ Proposed Adjusted Gross Income for 2019: $ ____________ Briefly describe the method for obtaining the proposed income and attach any relevant documentation in support of the claim for an adjustment of base year rent. 24 Page 346 Section 19. Income and Operating Expense Worksheet With Adjustment of Base Year Base Year (2019) Current Year (2025) Rental Income 1. Adjusted Gross Income (with Adjusted Base Year as proposed in Section 19) $ __________________ $ __________________ 2. Portion Attributable to Vacancy $ __________________ $ __________________ Fees (indicate what fee is for): 3. Late fees $ __________________ $ __________________ 4. List fees, other than utilities, collected for services & amenities not included in rent $ __________________ $ __________________ 5. ____________________________ $ __________________ $ __________________ 6. ____________________________ $ __________________ $ __________________ 7. ____________________________ $ __________________ $ __________________ Other Income (list separately by type)5: 8. ____________________________ $ __________________ $ __________________ 9. ____________________________ $ __________________ $ __________________ 10. ___________________________ $ __________________ $ __________________ Fees charged by landlord for Utilities 11. Gas $ __________________ $ __________________ 12. Electricity $ __________________ $ __________________ 13. Water $ __________________ $ __________________ 14. Sewer $ __________________ $ __________________ 15. Garbage & Recycling $ __________________ $ __________________ Other Utilities (list separately by type): 16. ___________________________ $ __________________ $ __________________ 17. ___________________________ $ __________________ $ __________________ 18. TOTAL INCOME $ __________________ $ __________________ (add only lines 1 and 3-17) 5 Interest earned by Landlord on Tenant security deposits, other interest or investment income. 25 Page 347 Section 20. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year Amount Complete only if seeking an adjustment of base year rent. Base Year (2019) Current Year (2025) 1. Total Annual Income $ ________________ $ ________________ 2. Annual Operating $ ________________ $ ________________ Expenses 3. Net Annual Operating $ ________________ $ ________________ Income 4. CPI [Annual Average CPI] 281.082 346.889 5. Percent Annual Increase in CPI Base Year to Current Year ___________ % Line 4 Current Year-Line 4 Base Year × 100 Line 4 Base Year 6. Fair Net Annual Operating Income = Base Year Net Operating Income Adjusted by CPI Increase $ ________________ Line 5 + 100 × Line 3 Base Year 100 7. Fair Net Annual Operating Income Minus Current Net Operating Income = Allowable Rent Increase $ ________________ Line 6 − Line 3 Current Year 8. Allowable Rent Increase/Unit/Month 6 $ ________________ Line 7 ÷ 12 ÷ # of Units 6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different allocation, complete Section 18 Proposed Adjustment Worksheet. 26 Page 348 Section 21. Other Claims Explain any other claims in support of this application and provide/attach any evidence in support of those claims. Please use additional pages as appropriate: 27 Page 349 Section 22. Documentation of Current Year Income & Operating Expenses 1. Organize documents by operating expense category. 2. Number each page, submitted with this Application, with the number of the Expense Category (for instance on page 7, category of Landscape Maintenance is on line 16, any documents supporting that line item would be marked p.7, 16-1, p. 7 16-2, p. 7 16-3 and so on). Section 23. Current Tenant Information If there are more than four affected tenants, attach additional sheet(s). Tenant’s Name First Last Unit number Mailing address if different Email address: Tenant’s Name First Last Unit number Mailing address if different Email address: Tenant’s Name First Last Unit number Mailing address if different Email address: Tenant’s Name First Last Unit number Mailing addrss if different Email address: Section 24. Certification I hereby certify that the information provided is accurate to the best of my knowledge, request that any required notices be given and ask that a hearing be scheduled in front of the Rent Board to process this request for a rent increase as outlined above. Signature of Applicant Landlord: _______________________________ ______________________________ _______________ Printed name Signature Date 28 Page 350