Rent Board

RENT BOARD April 22, 2026 5:00 PM ZOOM INFORMATION: Join from PC, Mac, iPad, or Android: https://portlandmaine- gov.zoom.us/j/85205631634?pwd=nsqaWrLj07XiaOf7K2AwaXRIP9L7u1.1 Passcode:068783 Phone one-tap: +13092053325,,85205631634#,,,,*068783# US +13126266799,,85205631634#,,,,*068783# 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 +1 689 278 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 +1 669 900 6833 US (San Jose) Webinar ID: 852 0563 1634 Passcode: 068783 International numbers available: https://portlandmaine- gov.zoom.us/u/kcty8TKeSX Page 1 II. ROLL CALL: III. APPROVAL OF MINUTES a. March 25, 2026 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. Written Public Comment b. Rent Control Report Q1-2026 c. Communications from City Staff d. Schedule Tenant Rights Appeal V. UNFINISHED BUSINESS: a. Rent Increase Application - Public Comment Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039 Address: 8 Massachusetts Ave, all 3 units CBL: 186-D-024-001 b. Rent Increase Application - Public Comment Owner: Anna Kuperman and Marina Kuperman-Beade, 17 Twelfth St, Providence, RI 02906 Address: 305 Deering Ave, both units CBL: 117-C-001-001 VI. New Business a. Rent Increase Application - Completeness Review Owner: Wilbur Cheever, 38 William St, Portland, ME 04103 Address: 72 William St, all 3 units CBL: 117-C-019-001 Page 2  b. Rent Increase Application - Completeness Review Owner: Wilbur Cheever, 38 William St, Portland, ME 04103 Address: 76 William St, all 3 units CBL: 117-C-017-001 c. Election of Chair & Vice Chair d. Approval of Findings of Fact & Conclusions of Law VII. Adjourn Page 3  Remote Rent Board Meeting Minutes - Held Via Zoom Wednesday, March 25, 2026​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ II. Roll Call - 0:01:02 Matthew Lax, Tenant, District 1 - Chair Vacant, District 2 Christopher “Buddy” Moore, Tenant, District 3 Rebecca Bolduc, Homeowner, District 4 Vacant, District 5 Anne-Laure Razat, Tenant, At-Large - Vice Chair Kristen Carreras, Landlord, At-Large Staff present: Dylan Orr, Rental Registration Coordinator Benjamin Plante, Esq., Counsel for the Rent Board III. Approval of Minutes - 0:01:52 a.​ February 25, 2026 Minutes - 0:01:53 0:02:11 - Anne-Laure Razat moves to approve February 25, 2026 minutes. There is no second. 0:05:02 - Rebecca Bolduc moves to approve February 25, 2026 minutes with stated changes. Seconded by Anne-Laure Razat. (5-0) The motion passes. IV. Communications - 0:05:50 a.​ Court Decisions for 655 Congress St & 59 State St Appeals - 0:06:25 0:06:50 - Counsel and City staff explain the court decisions regarding 655 Congress St and 59 State St. V. Unfinished Business - 0:09:10 a.​ Approval of Findings of Fact & Conclusions of Law - 0:09:12 0:11:10 - Matthew Lax moves to approve the Findings of Fact & Conclusions of Law for 193 York Street. Seconded by Kristen Carreras. (5-0) The motion passes. Page 4  b.​ Rent Increase Application - Public Comment - 0:12:15 Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039 Address: 8 Massachusetts Ave, all 3 units CBL: 186-D-024-001 0:16:20 - The applicant presents the application. 0:24:42 - Objectors speak. 0:27:15 - No public comment received. 0:54:55 - Christopher “Buddy” Moore moves to close the public record. Seconded by Kristen Carreras. (5-0) The motion passes. 0:59:42 - Kristen Carreras moves to table the application for 8 Massachusetts Ave, all three units, to the next meeting or until Notice of Violation is resolved. Seconded by Anne-Laure Razat. (5-0) The motion passes. c.​ Rent Increase Application - Completeness Review - 1:04:20 Owner: Theresa Chan, 196 Danforth St, Portland, ME 04102 Address: 210 High St, all 6 units CBL: 036-F-013-001 1:09:08 - Matthew Lax moves to find application for 210 High Street, all 6 units, incomplete. Seconded by Rebecca Bolduc. (5-0) The motion passes. VI. New Business - 1:10:37 a.​ Rent Increase Application - Completeness Review - 1:10:37 Owner: Amanda Giroux, 9 Lucina Terrace, Gorham, ME 04038 Address: 90 Rockland Ave CBL: 185-J-001-001 1:11:04 - Anne-Laure Razat moves to table 90 Rockland Ave application to the next regular meeting. Seconded by Matthew Lax. (5-0) The motion passes. b.​ Rent Increase Application - Completeness Review - 1:12:25 Owner: Anna Kuperman and Marina Kuperman-Beade, 17 Twelfth St, Providence, RI 02906 Address: 305 Deering Ave, both units CBL: 117-C-001-001 1:31:06 - Kirsten Carreras moves to find the application for 305 Deering Ave, both units, complete pending additional item requests. Seconded by Rebecca Bolduc. (5-0) The motion passes. Page 5 VII. Adjourn - 1:34:13 1:34:13 - Kristen Carreras moves to adjourn. Seconded by Matthew Lax. (5-0). The motion passes. Page 6 Dear Members of the Portland Rental Housing Board, I am writing to submit a public comment regarding two pending petitions before the board, each of which raises concerns not only about the individual cases at hand, but about how the current petition process treats the legitimate costs of being a small landlord in Portland. Part I: Justin’s Capital Improvement Petition Many small landlords in Portland - Justin among them - have for years exercised significant restraint in setting rents, often keeping rates below what the market would bear not out of financial necessity, but out of respect for their tenants and a commitment to long-term relationships. That kind of voluntary moderation is exactly the behavior the city’s rental housing goals should be encouraging. But when a landlord makes a meaningful capital investment - one that directly benefits a tenant or improves the habitability of a unit - and is then required to spend months navigating a board approval process simply to recover what market forces would already recognize as justified, the message sent is a destructive one. The cost of that investment does not wait for board approval. Loan payments, increased property taxes, rising insurance premiums, and regulatory compliance costs accrue regardless. Subjecting straightforward cost-recovery to a prolonged, uncertain review process is not a neutral act - it is a disincentive. The consequences of that disincentive are predictable and already visible across Portland’s rental stock. Landlords who cannot reliably recover the cost of improvements will stop making them. That means aging insulation, inefficient heating systems, deferred maintenance, and lower-quality living conditions for renters - the very people this board exists to protect. The choice facing many small landlords is not between charging more or staying the same. It is between investing in their properties or not investing at all. There is a further consequence worth naming directly. When holding a tenanted rental property becomes financially untenable, landlords do not simply absorb the loss indefinitely. They exit. That exit most commonly takes one of two forms: sale to a developer - often resulting in condo conversion and permanent removal of rental units from the market - or a shift toward Section 8 and other subsidized tenancies, where landlords can access fair market rents that the petition process might otherwise deny them. Neither outcome serves Portland’s renters or its housing supply. Justin’s petition is not an attempt to exploit a potentially new tenant. It is an attempt to do what the market, basic accounting, and common sense already recognize as reasonable: recover the cost of a real investment that made a unit better. The board should approve it and should take seriously the broader question of whether the current capital improvement passthrough process is achieving its intended goals - or inadvertently making Portland’s rental housing worse. Page 7 Part II: Anna Kuperman’s Self-Management Expense It is worth noting at the outset that Anna Kuperman would not be here justifying the value of her own labor if the board’s petition process did not require her to. Under normal market conditions, she could simply raise rent within a range that would be compensatory to current market conditions for her unit. The fact that this process requires her to itemize and defend her operating costs is a function of the system - and the board should be careful not to use that requirement as a trap, demanding cost documentation on one hand while applying an impossible standard of proof on the other. On the substance: the skepticism applied to Anna’s $5,000 annual management expense rests on a logical inconsistency. There is no such thing as free work. Any time an owner spends managing their property, whether significant or minimal, carries real opportunity cost. The fact that no check changed hands does not change that calculus. The board appears willing to accept a 10% property management fee as a legitimate operating expense when it is paid to a third party. That figure is treated as self-evidently reasonable - no audit of the management company’s actual work product is required. If that payment is an acceptable proxy for the value of property management, then the same rate retained by an owner performing the same function is an equally valid proxy. The work either has that value, or it doesn’t. Who receives the payment cannot be the determining factor. It is also worth asking whether the board audits the work performed by property management companies before accepting their fees. A property that runs smoothly with no tenant complaints could reflect very little effort from an outside manager, while at the same time costing a landlord the same amount of money. The absence of tenant complaints is not evidence of inactivity - it is evidence that the work is being done. By that measure, an owner whose property runs without issue has demonstrated exactly what should be required. Asking Anna to document her management activities does not resolve this problem, because documentation of tasks performed cannot satisfy a standard that is implicitly about whether a check was written to an outside party. No log of hours or activities can bridge that gap. The evidentiary burden being imposed is arbitrary: the board’s own framework has no mechanism to convert her records into an accepted dollar value regardless of what they show. The consistent and fair approach is straightforward: if the board accepts 10% of rent as a reasonable property management expense when paid to a company, it should accept the same figure when retained by the owner. Anna’s petition should be approved. Thank you for your time and consideration. Page 8 Respectfully submitted, Michael Beal 92 Pleasant Street Unit 2, Portland, Maine Page 9 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: April 7, 2026 RE: Quarterly Rent Control Report- Q1-2026 Rent Control Report Quarter 1 (1/1/2026-3/31/2026) 2026 Licensed Long-Term Rentals: Registered Partially Registered Unregistered As of 3/31/2026 19,579 146 189 Rent Board Total # of Total # of Total # of Total # of Applications Applications Applications Applications Tabled approved Denied Rent Increases 7 3 0 4 Complaints 3 1 2 0 Other 0 0 0 0 Quarter 1 Total: 10 4 2 4 Year to date Total 10 4 2 4 Rent Control Inspections Type of Inspections Total # Properties Total # of units Complaints (Potential violations reported to our *12 189 office) Audits (Proactive enforcement based on 171 2,203 percentage that rent was increased) Quality Control (proactive verification of data 158 2,699 supplied to our office) License Reviews (review rental information in 161 356 new license applications) Quarter 1 Total: 502 5,447 Year to date Total 502 5,447 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov Page 10 *Breakdown of Complaints by property: Founded Complaints Unfounded Complaints In Progress *violation exists #no violation *actively investigating Quarter 1 Total 8 2 2 Year to Date Total 8 2 2 #Unfounded Complaint Breakdown: 1. Dispute over return of security deposit - referred tenant to Pine Tree Legal. Property maintenance complaint - referred to Housing Safety. 2. Dispute over plumbing services rendered - referred tenant to Pine Tree Legal. Rent History Report Requests: Total # of Requests Quarter 1 Total 65 Year to Date Total 65 389 Congress Street, Portland, Maine 04101 | 207-874-8300 | permitting@portlandmaine.gov Page 11 City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager To: City of Portland Rent Board From: Licensing and Housing Safety Office Re: 655 Congress St & 59 State St - Appeal to Law Court The final decisions executed by the Rent Board for the tenant complaints submitted by the Trelawny Tenants Union regarding the properties at 655 Congress St and 59 State St have been appealed to the Law Court pursuant to Maine Rules of Appellate Procedure by the property owner (Trelawny 657 LLC and 59 State Street LLC respectively). Thank you, Dylan Orr Rental Registration Coordinator City of Portland Business Licensing & Housing Safety Office 389 Congress Street, Portland, Maine 04101 | 207-874-8900 |rentboard@portlandmaine.gov Page 12 City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager To: City of Portland Rent Board From: Licensing and Housing Safety Office Re: 33 State St - 80B Appeal The final decision executed by the Rent Board for the tenant complaints submitted by the Trelawny Tenants Union regarding the property at 33 State St has been appealed to Superior Court pursuant to 80B of the Maine Rules of Civil Procedure by the property owner, Atanas Dinkov. Thank you, Dylan Orr City of Portland Business Licensing & Housing Safety Office 389 Congress Street, Portland, Maine 04101 | 207-874-8900 |rentboard@portlandmaine.gov Page 13 4/21/26, 1:36 PM City of Portland Mail - Portland Rent Board Complaint Dylan Orr <dorr@portlandmaine.gov> Portland Rent Board Complaint Sean McGuire <sean.mcguire@maine.edu> Mon, Apr 20, 2026 at 9:40 AM To: rentboard@portlandmaine.gov Cc: livchase@yahoo.com, Brent Adler <brentadler@gmail.com>, Zoë Kennedy <zkennedy@gmail.com>, Hans Goudey <mail@hansgoudey.com> Portland Rent Board, I am emailing you to file a complaint for what may be retaliation by my landlord: Snowy Owl LLC (Brent Adler and Liv Chase). Our tenancy is 11 Smith Street Apt 3 Portland. There currently is another complaint just filed with Rent Control on the property being improperly listed as owner occupied previously. Mercedes Bohaty is the inspector for that audit (RCC2600698). I have also spoken with Dare Guild on this matter, and have been encouraged by Dare, Mercedes, and my attorney to file another complaint for retaliation after first attempting a rent increase outside the amount possible by rent control. The believed retaliation and all communication is in writing. Rents have always been paid, lease followed, and no notice of violations have been given by landlord. We have been given 90 day notice from landlord. Landlord has been given multiple opportunities to respond to what we believe is retaliation, or come to a common ground but there seems to be no response. Please let me know how to proceed. I can upload all documents, leases, and communication similar to the other complaint. Much thanks, Sean McGuire https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1862997062869916279&simpl=msg-f:1862997062869916279 1/1 Page 14  City of Portland – Housing Safety Division LANDLORD APPLICATION FOR RENT INCREASE SUMMARY Date of Hearing January 28, 2026 - Tabled to February 25, 2026 - Tabled to March 25, 2026 - Tabled to April 22, 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 15 City of Portland | Permitting and Inspections Licensing and Housing Safety Division Rentboard@portlandmaine.gov | 207-874-8900 March 16, 2026 Re: Notice of Public Hearing To: Tenants of 8 Massachusetts Ave This is a notice of a public hearing before the Rent Board at their next scheduled meeting on Wednesday, March 25, 2026 at 5pm. This meeting will be held via Zoom. The property owner for the above address, Justin Theberge, has submitted a “Landlord Worksheet/Petition for Rent Board Approved Rent Increase”. The Zoom link will be accessible by March 18, 2026 at the link below: http://portlandmaine.gov/129/Agendas-Minutes *Please note: Written public comment must be received via email (rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting. Please make sure that the subject line reads “Written Public Comment”. Thank you, Dylan Orr Rental Registration Coordinator City of Portland 389 Congress St Portland, ME 04101 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentboard@portlandmaine.gov Page 16  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 17 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 18 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 19 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 20  • 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 21 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 22 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 23 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 24 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 25  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 26  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 27  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 28 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 29 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 30 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 31 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 32 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 33 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 34 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 35 ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________ Page 36 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 37 ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________ Page 38 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 39  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 40 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 41 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 42 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 43 3/3/26, 8:21 AM City of Portland Mail - Rent Board - Completeness Review Requests Dylan Orr <dorr@portlandmaine.gov> Rent Board - Completeness Review Requests Theberge, Justin T <Justin.Theberge@td.com> Fri, Feb 27, 2026 at 2:27 PM To: Dylan Orr <dorr@portlandmaine.gov> Good Afternoon Dylan, Please see attached the requested materials for 8 Massachusetts Ave. Please reach out with any questions. Thank you Justin From: Dylan Orr <dorr@portlandmaine.gov> Sent: Thursday, February 26, 2026 10:39 AM To: Theberge, Justin T <Justin.Theberge@td.com> Subject: Rent Board - Completeness Review Requests CAUTION: EXTERNAL MAIL. DO NOT CLICK ON LINKS OR OPEN ATTACHMENTS YOU DO NOT TRUST ATTENTION : COURRIEL EXTERNE. NE CLIQUEZ PAS SUR DES LIENS ET N'OUVREZ PAS DE PIÈCES JOINTES AUXQUELS VOUS NE FAITES PAS CONFIANCE [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:1858307893335225410&simpl=msg-f:1858307893335225410 1/2 Page 44 3/3/26, 8:21 AM City of Portland Mail - Rent Board - Completeness Review Requests Internal This message and any attachments may contain confidential or privileged information meant only for the use of the intended recipients of this message. If you are not the intended recipient of this message, please notify the sender by return email, and delete this and all copies of this message and any attachments from your system. Any unauthorized disclosure, use, distribution, or reproduction of this message or any attachments is prohibited and may be unlawful. 3 attachments Rent Adjustment Notice Unit 1 FY25.docx 29K Rent Adjustment Notice Unit 3 FY25.docx 29K Rent Increase Notice Unit 2 FY25.docx 26K https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1858307893335225410&simpl=msg-f:1858307893335225410 2/2 Page 45  Rent Adjustment Notice 8 Massachusetts Ave (Unit 1) 1/27/2026 Dear , I hope you are doing well. I am writing to you as a follow up to my call with you to update you on an important matter regarding the property and your rental rate. Over the past several months, I have been actively working with the City of Portland to address ongoing concerns related to the property. During this process, there are still details that need to be reviewed and resolved, and the final outcome has not yet been determined. In the meantime, I want to ensure that you are treated fairly while these discussions continue. As a result, your rent will be temporarily reduced to $1,236 monthly until an agreed-upon resolution is reached with the City. Please note that this is a temporary measure meant to support you during the review period and to ensure I remain in compliance. Once the City and I reach a final agreement, I will provide written notice of any updates or changes moving forward. Thank you for your patience and understanding. As always if you have any questions or concerns feel free to call me directly. Thank You Justin Theberge 207-740-5653 Internal Page 46  Rent Adjustment Notice 8 Massachusetts Ave (Unit 3) 1/27/2026 / Dear , I hope you are doing well. I am writing to you as a follow up to my call with you to update you on an important matter regarding the property and your rental rate. Over the past several months, I have been actively working with the City of Portland to address ongoing concerns related to the property. During this process, there are still details that need to be reviewed and resolved, and the final outcome has not yet been determined. In the meantime, I want to ensure that you are treated fairly while these discussions continue. As a result, your rent will remain at $2,200 so it complies with your lease, however I will issue you a monthly rebate of $849 to reduce rent to $1,351 monthly until an agreed-upon resolution is reached with the City. Please note that this is a temporary measure meant to support you during the review period and to ensure I remain in compliance. Once the City and I reach a final agreement, I will provide written notice of any updates or changes moving forward. Thank you for your patience and understanding. As always if you have any questions or concerns feel free to call me directly. Thank You Justin Theberge 207-740-5653 Internal Page 47  Rent Increase Notice 8 Massachusetts Ave (Unit 2) 1/1/2025 Dear , Just wanted to inform you that effective April 1, 2025, that the rent for your unit will increase by $100 dollars per month. This rent increase is based on the fact that the City of Portland completed a Tax Reassessment which had a significant impact to the Tax Base as well as the passing of Rent Control which locks me (Justin Theberge Landlord) into certain restrictions. Base Rent $1,700.00 Banked Rent Used $100.00 Banked Rent Remaining $179.93 New Rent $1,800.00 Based on Rent Control, your base rent is increasing based on the Greater Portland CPI for FY24 as well as the portion of Banked Rent that has been accruing because of the Rent Control Ordinance. If you have any questions and want to discuss anything further, please feel free to contact me below. Thank You Justin Theberge 207-740-5653 Internal Page 48  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 49  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 50  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 51  City of Portland – Housing Safety Division RENT INCREASE APPLICATION – MAINTENANCE OF NET OPERATING INCOME Date of Hearing: March 25, 2026 - Tabled to April 22, 2026 Owner Name and Address: Anna Kuperman & Marina Kuperman-Beade 17 Twelfth St, Providence, RI 02906 Property Address: 305 Deering Ave, both units CBL: 117-C-001-001 Tenants/Interested Parties: Yes Page 52 City of Portland | Permitting and Inspections Licensing and Housing Safety Division Rentboard@portlandmaine.gov | 207-874-8900 April 15, 2026 Re: Notice of Public Hearing To: Tenants of 305 Deering Ave This is a notice of a public hearing before the Rent Board at their next scheduled meeting on Wednesday, April 22, 2026 at 5pm. This meeting will be held via Zoom. The property owner for the above address, Anna Kuperman & Marina Kuperman- Beade, has submitted a “Landlord Worksheet/Petition for Rent Board Approved Rent Increase”. The Zoom link will be accessible by April 15, 2026 at the link below: http://portlandmaine.gov/129/Agendas-Minutes *Please note: Written public comment must be received via email (rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting. Please make sure that the subject line reads “Written Public Comment”. Thank you, Dylan Orr Rental Registration Coordinator City of Portland 389 Congress St Portland, ME 04101 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentboard@portlandmaine.gov Page 53 Page 54 Page 55 Page 56 Page 57 Page 58 Page 59 Page 60 Page 61 Page 62 Page 63 Page 64 Page 65 Page 66 Page 67 Page 68 Page 69 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 Page 88 Page 89 Page 90 Page 91 Page 92 Page 93 Page 94 Page 95 Page 96 Page 97 Page 98 Page 99 Page 100 Page 101 Page 102 Page 103 Page 104 Page 105 Page 106 Page 107 Page 108 Page 109 Page 110 Page 111 Page 112 Page 113 Page 114 Page 115 Page 116 Page 117 Page 118 Page 119 Page 120 Page 121 Page 122 Page 123 Page 124 Page 125 Page 126 Page 127 Page 128 Page 129 Page 130 Page 131 Page 132 Page 133 Page 134 Page 135 Page 136 Page 137 Page 138 Page 139 Page 140 Page 141 Page 142 Page 143 Page 144 Page 145 Page 146 Page 147 Page 148 Page 149 Page 150 Page 151 Page 152 Page 153 Page 154 Page 155 Page 156 Page 157 Page 158 Page 159 Page 160 Page 161 Page 162 Page 163 Page 164 Page 165 Page 166 Page 167 Page 168 Page 169 Page 170 Page 171 Page 172 Page 173 Page 174 Page 175 Page 176 Page 177 Page 178 Page 179 Page 180 Page 181 Page 182 Page 183 Page 184 Page 185 Property Manager Summary Sheet – Calendar Year 2024 Property Address: 305 Deering Ave. Portland Maine 04103​ Property Manager:Anna Kupermaan​ Period Covered: January 1 – December 31, 2024​ Management Fee: $5,000 (annual) Summary of Duties Performed in 2024 1. Tenant Relations and Rent Administration ●​ Communicated with tenants regarding rent payments, receipts, and lease terms. ●​ Checked rent receipts monthly, issued late payment reminders as needed. ●​ Responded to tenant calls, texts, and emails regarding maintenance requests, noise concerns, and other issues. ●​ Coordinated access for vendors and repair personnel. ●​ Maintained tenant contact information and correspondence logs. ●​ Many exchanges between tenant who did not pay rent or leave when scheduled ●​ Many exchanges with Rent Control Board to figure out how I was out of compliance and how to remedy that. ●​ Many exchanges with a lawyer to remedy the Rent Control complaint. ●​ Many hours finding documents from 2019-2023 to create MNOI petition. 2. Maintenance and Repairs ●​ Scheduled and oversaw routine maintenance, including: ○​ Plumbing: minor leaks, fixture replacements, drain clearing. ○​ Electrical: outlet/switch repairs, lighting fixture updates. ○​ Exterior upkeep: paint touch-ups, window caulking ●​ Communicated with vendors for all work performed. ●​ Reviewed and approved invoices for payment. ●​ Relayed and Okayed all work with co-owner of the house. 3. Groundskeeping and Seasonal Work ●​ Arranged for lawn care and landscaping from spring through fall (mowing, trimming, seasonal plantings). ●​ Scheduled snow removal and sanding during winter months. Page 186 4. Property Improvements and Renovations ●​ Planned and coordinated interior updates, including: ○​ Kitchen renovation: selected tile, cabinets, countertops, and finishes; obtained quotes and managed contractor schedule with tenant schedule. ○​ Electrical updates to meet code and untangle some do it yourself work of my dad. ●​ Monitored completion timelines and quality control for all projects. ●​ Discussed budget and vendor performance with co-owner regularly. 5. Financial and Administrative Management ●​ Maintained property receipts for all operational costs. ●​ Wrote checks for vendors, tracked expenses for reimbursement and tax records. ●​ Organized year-end summary for accounting and tax filing purposes ●​ Met with accountant and made copies of all house expenses for co-owner ●​ Many hours spent creating an MNOI document with receipts and aid from person serving as accountant.. 6. Coordination and Oversight ●​ Communicated with City of Portland staff as needed regarding inspection schedules and compliance questions. ●​ Met on-site with contractors for project updates. ●​ Provided progress and budget updates to co-owner. Approximate Time Commitment ●​ Average of 10 hours per month, higher during MNOI season. And also a lot of work figuring out how to deal with a difficult tenant who finally moved out. ●​ Total estimated annual time: 120–140 hours. Annual Compensation Summary Description Amount Notes Property Management $5,000 Annual management compensation for Services 2024 Page 187 4/2/26, 2:08 PM Gmail - #307 boiler issues Anna Kuperman <annakuperman@gmail.com> #307 boiler issues Thu, Feb 29, 2024 at 11:30 benfulves@heartwoodbuilders.net <benfulves@heartwoodbuilders.net> AM To: Anna Kuperman <annakuperman@gmail.com> Hi, I received your check (thanks) and your note re: #307 boiler. The low-water cut-off, which the Dead River technician identified as needing to be replaced, is a very important part of the system. If it isn’t working properly it should definitely be replaced. Clearly, the system is working fine at the moment and has been since the technician identified the problem – Oct? – so this doesn’t seem to be causing the system to fail. Here’s an explanation of what the low-water cut-off does. #307, like #305, has a steam boiler. Inside the boiler is a tank that is full of water that is heated and turned to steam, which circulates through the steam pipes and radiators throughout the unit when the temperature at the thermostat falls below whatever it’s set at. The steam makes a loop through all the pipes and radiators and then returns to the boiler, usually as water, where it is reheated the next time the thermostat calls for heat. Steam is vented at times from the system, so the water level in the tank drops; the tank automatically refills in order to maintain water in the tank. The low water cut-off is the sensor that senses whether the water in the tank is too low for the boiler to operate safely and opens a valve to refill the tank. The low-water cut-off works in both directions: it adds water when the tank is low, and it stops adding water so that the tank isn’t too full. If the tank gets too full then pressure in the pipes increases. The system is set up to vent this pressure, but if that vent fails it could cause the tank in the boiler, the pipes, or the radiator to crack. I know that the vents in both units are working because I have observed them releasing steam while I’ve been in the basement. After inspecting the boiler for #307 on Tuesday, I think the problem with the low-water cut-off is that it’s not preventing the tank from overfilling. The tank looks over-full to me now. This is definitely the better of the two problems to have. However, I’ll note that when Doghouse came this fall to address the thermostat problem with #305, that technician observed that the new boiler for #305 was also over-filled; he bled water from the system at that time. A poorly functioning combustion chamber isn’t a safety problem; if it fails it merely shuts off the boiler. The lack of more urgent communication from Dead River is concerning to me, along with the lack of a clear explanation of the problems. I wish that Dead River had performed their service when I was there so that I could have talked about this with him. At the risk of spending more of your money, I’d like to recommend a two-step process: 1) pay someone else – either Pine State https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1792251504785570374&simpl=msg-f:1792251504785570374 1/2 Page 188 4/2/26, 2:08 PM Gmail - #307 boiler issues Services or Doghouse – to evaluate the boiler for #307 WITH ME THERE and 2) obtain pricing from more than one vendor for addressing the problem. This can happen in June when I’m there working in #307. What did Doghouse charge to replace the boiler for #305? With regard to oil usage, it looks like both boilers are using oil at the same rate. That speaks well of the efficiency of the boiler for #307. It also tells us that the boiler for #307, whatever its other problems, is not working harder than the boiler for #305. Thanks, Ben Cell: 207-266-8018 Ben Fulves Heartwood Builders, Inc. 66 Colonial Rd. Westbrook, ME 04092 https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1792251504785570374&simpl=msg-f:1792251504785570374 2/2 Page 189 4/2/26, 2:17 PM Gmail - Electrical projects at 307 Deering Anna Kuperman <annakuperman@gmail.com> Electrical projects at 307 Deering Anna Kuperman <annakuperman@gmail.com> Mon, Sep 9, 2024 at 6:33 PM To: Marina <mkbeade@verizon.net> Begin forwarded message: From: benfulves@heartwoodbuilders.net Date: September 9, 2024 at 11:24:21 AM EDT To: Anna Kuperman <annakuperman@gmail.com> Subject: RE: Electrical projects at 307 Deering Will do. I appreciate the prompt response! I’ll coordinate with Seth. Thanks, Ben From: Anna Kuperman <annakuperman@gmail.com> Sent: Monday, September 9, 2024 11:23 AM To: benfulves@heartwoodbuilders.net Subject: Re: Electrical projects at 307 Deering This all sounds reasonable. Let’s do it! Thanks Ben. On Sep 9, 2024, at 9:57 AM, benfulves@heartwoodbuilders.net wrote: Hi, This email addresses the code-required work on the electrical system at 307 Deering. I’ve spent some time in the unit and it’s clear the most of the existing wiring is knob-and-tube, with some newer wiring in the kitchen and the 1st fl bathroom. Seth and I have discussed the scheduling of this work, since it will require shutting off most or all of the power in 307 while we’re working. He’s planning on leaving the house for a week https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809759552847216714&dsqt=1&simpl=msg-f:1809759552847216714 1/3 Page 190 4/2/26, 2:17 PM Gmail - Electrical projects at 307 Deering while we undertake this. At the moment, the dates we have agreed to are 9/14-9/19, and 9/30- 10/2. The code that the City of Portland follows is the National Electrical Code. It requires that all knob-and-tube wiring be removed, that any ungrounded wiring be replaced with grounded, insulated Romex wiring of the correct size for the circuit, and that a sufficient number of outlets be installed in each room (the number is based on a requirement that outlets be no more than twelve feet apart so that a standard six-foot long appliance cord can be plugged into an outlet without the use of an extension cord). Outlets must be located so that an appliance cord not be run across a doorway, which presents a trip hazard. There are other code requirements that pertain to lighting and switching, but these receptacle requirements are in a category by themselves. The code requirement for hard-wired smoke detectors has been superceded by a rule that allows for wireless-connected smoke detectors. These must be located in each of the sleeping rooms, at the top of stair landings, in the kitchen and above the boilers. The code also requires that there be two 20 amp GFCI “appliance circuits” in the kitchen, along with dedicated circuits for the refrigerator, dishwasher, and garbage disposal. Most of the work required involves pulling new Romex wire from the circuit panel up into the receptacle locations on the first floor, and using those access points to pull wire up to the second floor rooms. Making access to reach into walls in order to pull these wires is difficult and time-consuming. It’s a two-person job. With the schedule that Seth and I have worked out, we have the opportunity for two people to work together for seven days, and for me to work alone for parts of two days. This should be sufficient for us to get most of the required work done, provided we don’t encounter unanticipated obstacles in the walls that prevent running these wires. As part of this work, we will need to cut some holes in some walls and ceilings, particularly in the dining room on the 1st floor. Some work pertaining to the kitchen circuits will need to wait until the cabinet work is done, in order to provide access to the outside wall of the kitchen. Right now, circuits for 305 and 307 are commingled in the panels. The panels are not labeled clearly to begin with. Re-wiring 307 will enable us to separate some of these circuits so that the panels can be properly segregated. My estimate for this phase of work is $9,695. It excludes plaster patching. Thanks, Ben Cell: 207-266-8018 Ben Fulves Heartwood Builders, Inc. https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809759552847216714&dsqt=1&simpl=msg-f:1809759552847216714 2/3 Page 191 4/2/26, 2:17 PM Gmail - Electrical projects at 307 Deering 66 Colonial Rd. Westbrook, ME 04092 https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809759552847216714&dsqt=1&simpl=msg-f:1809759552847216714 3/3 Page 192 4/2/26, 2:15 PM Gmail - Proposal for kitchen renovation Anna Kuperman <annakuperman@gmail.com> Proposal for kitchen renovation benfulves@heartwoodbuilders.net <benfulves@heartwoodbuilders.net> Mon, Sep 9, 2024 at 7:45 PM To: Anna Kuperman <annakuperman@gmail.com> Yes, easily done. From: Anna Kuperman <annakuperman@gmail.com> Sent: Monday, September 9, 2024 7:29 PM To: benfulves@heartwoodbuilders.net Subject: Re: Proposal for kitchen renovation With the fridge there is no space for a table. So I say no need for a light fixture there. Is there a way to put a light up over the sink? Like there is in 305? On Sep 9, 2024, at 6:42 PM, benfulves@heartwoodbuilders.net wrote: I’ve been assuming that the end of the kitchen in front of the window is where a kitchen table goes. Perhaps with the fridge that’s not possible. I’m suggesting a ceiling light in that location. I think the kitchen may be underlit. The awful fluorescent light in the center of the ceiling would have put out a lot of light that is now gone. Ben From: Anna Kuperman <annakuperman@gmail.com> Sent: Monday, September 9, 2024 6:38 PM To: benfulves@heartwoodbuilders.net Cc: Marina <mkbeade@verizon.net> Subject: Re: Proposal for kitchen renovation I’m not sure what you mean by another light over the kitchen table area in this room. Do you mean over the kitchen sink? I like the plan for extra cabinets and putting the stove straight. https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809764107215587193&dsqt=1&simpl=msg-f:1809764107215587193 1/4 Page 193 4/2/26, 2:15 PM Gmail - Proposal for kitchen renovation This all sounds good. On Sep 9, 2024, at 5:15 PM, benfulves@heartwoodbuilders.net wrote: Hi, The scope of work we’ve been discussing is as follows: 1. Replace cabinets 2. Replace ceiling fixture 3. Paint paneling 4. Refinish floor On site inspection uncovered the following: 1. The water and waste configuration for the kitchen sink is not code compliant. These need to be removed and code-compliant work installed. 1. The existing system is not vented; this is a code requirement. It will be necessary to open up the wall behind the cabinets to install the vent, which will ultimately exit through the roof of the bathroom addition. 2. Because of the way the cabinets and counters were installed, the countertop cannot be removed and re-used; it must be replaced. (Material cost of a new laminate countertop is about $450) 3. Electrical: 1. Code requires that the kitchen ceiling light be switched from both entries: the entry at the hall and the entry at the living room. Right now it’s only switched from the living room entry. As you know, the light doesn’t work. 2. Two dedicated appliance circuits are required along the countertop, with GFCI outlets. There is one non-compliant outlet on one end of the counter. 3. Two Romex wires are exposed inside the sink cabinet, stapled to the floor of the cabinet – one for the dishwasher and one for the garbage disposal. There is no code-required disconnect for the disposal – in fact, I was unable to locate a switch for the disposal. All of this is a code violation. I can obtain from Home Depot good-quality kitchen cabinets for about $325 per cabinet. (There are 9 cabinets in the kitchen at the moment.) I’m not aware of a source of significantly less expensive cabinets. My revised scope of work for the kitchen is as follows: 1. Replace existing cabinets with new American Westerly-style Maple Rye cabinets with a natural finish, configuration to match existing 1. Cabinet style and finish: https://woodmarkcabinetry.com/products/materials-and- colors/maple-rye https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809764107215587193&dsqt=1&simpl=msg-f:1809764107215587193 2/4 Page 194 4/2/26, 2:15 PM Gmail - Proposal for kitchen renovation 2. Replace existing countertop with new post-formed laminate countertop with 4” integral backsplash. 3. Re-use existing kitchen sink and faucet. 4. Electrical: 1. Provide code-compliant wiring for the dishwasher 2. Provide code-compliant wiring, shut-off and switch for the garbage disposal 3. Provide two code-compliant appliance outlets above the counter 4. Provide code-compliant switching of the ceiling lights from the door off the entry hall and the door to the dining room 5. Replace existing flourescent ceiling light with surface-mounted light with code- compliant 3-way switching at entrance and doorway to living room 6. Add a light over the kitchen table area in front of the window 7. Replace existing ceiling tiles with new material 8. Remove existing water supply lines and replace with hot/cold lines fed through the floor, with shut-offs to isolate new valves. 9. Remove existing waste line and replace with code-compliant waste, trap and vent 10. Replace vent hood with new hood vented to the exterior. 11. Refinish the hardwood floor 12. Paint paneling and and trim My fixed price for this work is $15,934. Of this $3,665 is the material cost of cabinets and counter. The schedule is controlled by the delivery date of the cabinets. A note about the floor finishing: the vendor I use charges $2.75 per square foot for any floor area about 400 sf. This would apply to the dining room and living room, not the kitchen because of the extent of work necessary in the kichen. This is a great price! Think about taking advantage of it at some point. A note about the stove area: The stove can be placed on the wall between he kitchen and the livingroom, and a 12” base cabinet located on either side of the stove so that there is a work surface on either side of the stove. This would enable larger wall cabinets on either side of the vent hood (12” instead of the existing 9” wide cabinets). This would make for a more useful work area. Thanks, Ben Cell: 207-266-8018 Ben Fulves Heartwood Builders, Inc. 66 Colonial Rd. https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809764107215587193&dsqt=1&simpl=msg-f:1809764107215587193 3/4 Page 195 4/2/26, 2:15 PM Gmail - Proposal for kitchen renovation Westbrook, ME 04092 https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1809764107215587193&dsqt=1&simpl=msg-f:1809764107215587193 4/4 Page 196 4/2/26, 2:04 PM Gmail - 305 Deering Ave Anna Kuperman <annakuperman@gmail.com> 305 Deering Ave Anna Kuperman <annakuperman@gmail.com> Mon, Jul 15, 2024 at 11:33 PM To: Benjamin Grant <grantpropertyservicesme@gmail.com> And if you see other maples saplings can you take them out too.l? Thank you!! On Jul 15, 2024, at 9:19 PM, Benjamin Grant <grantpropertyservicesme@gmail.com> wrote: I would suggest removing and planting a lilac or whatever you want to plant there. The maple has taken over and it’s killing the lilac. Also I will cut down the driveway hedges. Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Mon, Jul 15, 2024 at 1:19 PM Anna Kuperman <annakuperman@gmail.com> wrote: And if you can take the hedges along the driveway down half way. I can’t remember if we talked about it. On Jul 15, 2024, at 8:31 AM, Benjamin Grant <grantpropertyservicesme@gmail.com> wrote:  That sounds great I’ll work on the hedges tomorrow thanks On Mon, Jul 15, 2024 at 8:19 AM Anna Kuperman <annakuperman@gmail.com> wrote: I’m in Portland today and the grapevine actually look fine for now. And there is a lilac tree! But if you were planning on working on the hedges around the house then sure tomorrow would be fine. Let me know if that was your plan. Thanks! On Jul 14, 2024, at 6:27 PM, Benjamin Grant <grantpropertyservicesme@gmail.com> wrote:  Hey Anna, My schedule opened up for Tuesday, can I go take care of it then? Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Fri, Jul 12, 2024 at 7:05 AM Benjamin Grant <grantpropertyservicesme@gmail.com> wrote: Will do. I can do it in the next 3-4 weeks and will let you know what day when it gets closer. Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Mon, Jul 8, 2024 at 5:16 PM Anna Kuperman <annakuperman@gmail.com> wrote: Hi Ben. Can you also keep an eye on the grapevine. Over these next months into September it starts to get very crazy. I don’t want it cut all the way back. I want it cut so that there can be grapes and people can enjoy them, but I don’t want it to get crazy. And I don’t know if we ever did plant a new lilac tree but I think that’s a good idea. On Jul 2, 2024, at 6:15 AM, Benjamin Grant <grantpropertyservicesme@gmail.com> wrote:  https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1804705026712136078&dsqt=1&simpl=msg-f:1804705026712136078 1/3 Page 197 4/2/26, 2:04 PM Gmail - 305 Deering Ave Hey! Yes I was taking pictures I wanted to be able to send them to you for an update. I’ll need to check with a buddy about those hedges. And, Venmo works great. Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Mon, Jul 1, 2024 at 8:02 PM Anna Kuperman <annakuperman@gmail.com> wrote: Last one. Do I pay you by Venmo or do I write a check? I always forget. Thank you! On Jul 1, 2024, at 8:00 PM, Anna Kuperman <annakuperman@gmail.com> wrote:  That’s all good news. Thanks Ben. What should we do about the two hedges that are just too big? What’s the answer? On Jul 1, 2024, at 5:37 PM, Benjamin Grant <grantpropertyservicesme@ gmail.com> wrote:  Hey Anna, I was there today and didn’t have any issues. Her car wasn’t in the drive way but it did look like she was moving things out and making trips all day. There are 2 hedges have gotten too large so I can safely trim them all but I did everything I could. Ben Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Mon, Jul 1, 2024 at 6:44 AM Anna Kuperman <annakuperman@gmail.com> wrote: Hi Ben, Here’s my number 401-523-7606. I haven’t had any luck getting confirmation that the tenant has moved. If her car is blocking any work you need to do, could you try ringing the bell and asking her to move it? And if she doesn’t answer, just work around her? The doorbells are on the Pitt St. Entrance. Her name is Amanda Hannan and her doorbell is 307. If you can give me an update, that’d be great. She was supposed to have moved June 15, when I was in town. Now I’m in Canada til July 8 and it’s so confusing how to handle this when I can’t get her to respond. Thanks. On Jun 27, 2024, at 4:45 PM, Benjamin Grant <grantpropertyservicesme@gmail.com> wrote:  Ok, thanks for the heads up. I’ll let you know and good luck we’ve had our share of that Ben On Thu, Jun 27, 2024 at 2:44 PM Anna Kuperman <annakuperman@gmail.com> wrote: Sounds good! I told the tenants to move their cars out of driveway. I’m having a serious issue with one of the tenants. She is supposed to have moved out by Sunday. But I don’t know if she will have moved or not. She parks next to the hedges that should be cut way down. If she’s there, lemme know and I’ll ask her to move her car. I hope she is not. Thanks ben! On Jun 27, 2024, at 1:23 PM, Benjamin Grant <grantpropertyservicesme@gmail.com> wrote:  https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1804705026712136078&dsqt=1&simpl=msg-f:1804705026712136078 2/3 Page 198 4/2/26, 2:04 PM Gmail - 305 Deering Ave Hey I’m going to change it to Monday so I can do it all while I’m there. Likely be there for almost a full day. Ben Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Tue, Jun 25, 2024 at 4:13 PM Anna Kuperman <annakuperman@gmail.com> wrote: Sounds good! Thank you!! Just lawn and sidewalk grass? Or can you do hedges now too? On Jun 25, 2024, at 10:48 AM, Benjamin Grant <grantpropertyservicesme@ gmail.com> wrote: Hi Anna, Sorry for the late reply. I can be there Friday if that works. Best regards, Benjamin & Samantha Grant Grant Property Services (207) 272-2268 On Sat, Jun 15, 2024 at 10:18 PM Anna Kuperman <annakuperman@gmail.com> wrote: Hi Ben. I went by the house today and the grass looks pretty unkempt. Could you go by next week and mow the lawn along the sidewalks? If you have time to start working on the hedges next week that would be amazing. Let me know. Thank you ! Anna https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1804705026712136078&dsqt=1&simpl=msg-f:1804705026712136078 3/3 Page 199 4/2/26, 1:51 PM Gmail - Closer? Anna Kuperman <annakuperman@gmail.com> Closer? Anna Kuperman <annakuperman@gmail.com> Thu, Aug 8, 2024 at 3:15 PM To: JWD Legal <jeremy@jwdlegal.com> Also – – does the city understand that we agreed to a June 1 move out date. Then she said she could do it June 15. Then she said she could do it July 1. Then she blocked me and my sister and told me she didn’t receive any of my texts or emails during the time between June 26 to July 15 I think.then she said she would get the rest of her stuff out within the week. Then it’s now. So she’s been stringing this along for a very long time without giving me the keys that I’ve been asking for. On Aug 8, 2024, at 10:51 AM, JWD Legal <jeremy@jwdlegal.com> wrote: I'll find out. On Thu, Aug 8, 2024, 10:44 AM Anna Kuperman <annakuperman@gmail.com> wrote: What lease? I don’t have a lease that says anything about $1200. Does the city have that late lease? Has Amanda provided it to somebody because I do not have it. On Aug 8, 2024, at 10:33 AM, JWD Legal <jeremy@jwdlegal.com> wrote:  Hi sorry Anna I was scheduled with back to back events yesterday. The conversation was brief but somewhat useful. Amy said the concern they had was getting the tenant on board. I explained that I understood that and had tried to work with her but she was generally not responsive and the only conversations you had had with her were regarding her getting her stuff out and cleaning. I said she was still in possession and planning to come back to get more stuff so rent was still accruing. I said the tenant had already been offered almost as much as we were talking about and she had not been willing to discuss settlement and then went no contact. So I didn't think she was going to engage. I explained that the case is between the city and the landlord and that the tenant has no rights based on what has happened so far so we do not need her approval. The City was concerned that we would reach an agreement and the tenant would have no way of enforcing it. I said that's not true and suggested I could provide a settlement and release agreement that treats the tenant as a third party beneficiary. That would allow her to protect herself should you ever choose to try to sue her for unpaid rent. Amy seemed happy with that so I think that will get the job done at least as to that issue. The only thing left was the total amount. She wanted me to try to incorporate the $1200 last months rent Amanda said she paid. It is mentioned in the lease so I think we should do that. And to try to get back to the tenant as much of the unpaid rent from your mother's time as possible. Given she is still in possession of the property and telling you she's coming back the rent will knock out almost all of what she is owed and with damages we should be able to reach that amount. I'm going to present the city with a specific agreement and hopefully that will get it done. Meanwhile I emailed Amanda and asked her to please let me know when she has removed all of the belongings and returned the keys. That backs up that she is still in possession. My advice is still to just keep facilitating her access until she removed all her stuff and says she's done and returns the keys. She's saving you money because every moment she drags her feet is eliminating whatever damage the city might end up trying to do to you. On Wed, Aug 7, 2024, 11:57 AM Anna Kuperman <annakuperman@gmail.com> wrote: Update? On Aug 6, 2024, at 9:33 PM, Anna Kuperman <annakuperman@gmail.com> wrote:   Great news! Can I be part of the call? A couple of small details to remember. Amanda paid $742 in rent for the month of May. She paid it on May 21. The calculations that Adam O’Connor completed for the city and his notice of violation in order to correct assumed that Amanda paid $2244 in May. She did not. His math for 2024 is wrong. He assumed that she had paid full rent in May and she did not. So the number that he provided $1506.95 is incorrect. The correct number for the overcharge for 2024 should be $1205.56. Adam has $1506.95 as his number. January-April 4 months at $2244=$ 8976 https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1806848015544489980&dsqt=1&simpl=msg-f:1806848015544489980 1/4 Page 200 4/2/26, 1:51 PM Gmail - Closer? Allowable rent for these four months $1942.61 x 4= $7770.44 8976-77770.44= 1205.56 He never actually showed me his calculations and I’m not sure that they are correct for the other years. I wish that I had asked him before we started the appeal process because when I asked him if he could clarify his calculations, he told me now that it had gone to appeal, he could not do that. I have now gone through each year and have exact rent that Amanda paid since 2019 and I could compare that to Adam’s calculations to make sure they are correct. She paid zero rent for June July and August. She has taken the refrigerator. Various lightbulbs and shades. And as of today has not removed her belongings from basement or garage and some furniture in the backyard. I’ve asked her repeatedly to please do that. She continues to promise she will and hasn’t. She is fucking with me and that is just bad behavior that should not be rewarded with any money. On Aug 6, 2024, at 2:41 PM, JWD Legal <jeremy@jwdlegal.com> wrote:  Amy emailed me this morning to set up a call tomorrow morning. I'll update you after I talk to her. Fingers crossed! On Mon, Aug 5, 2024 at 3:52 PM JWD Legal <jeremy@jwdlegal.com> wrote: That won't matter to this case because you have to ask for and receive the rent increases before charging them. We will settle it with the City. I've given them a range of viable options and there is plenty of room to settle. On Mon, Aug 5, 2024 at 3:07 PM Anna Kuperman <annakuperman@gmail.com> wrote: Sigh. I’m just ready to forget this all. But ok. I’m really hopeful you can reach something with the city soon. As I will need that settlement to Move forward with asking for a rental increase. I will need something from the city saying that I reimbursed Amanda the money that I owed her for 2023 rent and I will need a number that says this is the actual rent she paid given that I reimbursed her. If any of this is unclear, please call and we can talk about it. I think it’s pretty clear. It’s part of the behemoth worksheet that I have to fill out. I decided against sending you all the documents showing the work that we’ve done over the years because it seems like the rent is just accruing. And that there is no need to go this route of appeal. If for some reason, it seems like that argument will be useful with Amy McNally then let me know and I can get receipts to you. Any more luck with your billing? On Aug 5, 2024, at 3:02 PM, JWD Legal <jeremy@jwdlegal.com> wrote:  Okay then. So just let her keep playing this game. If you have been clear that you are still waiting for her to vacate the unit, then it's on her to get it done and the rent is still accruing! On Mon, Aug 5, 2024 at 2:42 PM Anna Kuperman <annakuperman@gmail.com> wrote: She has said that she will come back and remove everything from the basement and the garage. But she has not done so. She said she would do it this past weekend. It seems that she does things when she knows that I am arriving for whatever reason. On Aug 5, 2024, at 2:39 PM, Anna Kuperman <annakuperman@gmail.com> wrote:  Amanda said she’d be back to get the stuff this weekend. I don’t know if she has. On Aug 5, 2024, at 2:16 PM, JWD Legal <jeremy@jwdlegal.com> wrote:  So she didn't actually remove all her stuff if there is still a lot of stuff in the basement, https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1806848015544489980&dsqt=1&simpl=msg-f:1806848015544489980 2/4 Page 201 4/2/26, 1:51 PM Gmail - Closer? garage, and outside? Does she think she has removed it all? Has she explicitly said she is abandoning what remains? Have you asked her what's up with all that stuff? And did she have the place cleaned? Has she indicated to you that she is all done or that she's planning to come back? This will help me analyze whether you can move ahead. But right now it sounds like she's still occupying the space. I sent a settlement proposal to Amy, she is talking to people who handle enforcement as of mid week last week. So I hope to hear soon. On Mon, Aug 5, 2024 at 1:21 PM Anna Kuperman <annakuperman@gmail.com> wrote: I mean she cleaned out the apartment mostly. She still has a bunch of shit in the basement and in the garage. And some outdoor furniture in the yard. I want to know when I can tell her that I’m changing the locks. And when I can dispose of the garbage. Is it still August 17? Last week when I arrived, She had taken all the lightbulbs out of the dining room. Then there’s the refrigerator which she claims broke annd she bought a new one herself while my parents were still in charge. And there are a bunch of blinds missing. All of this mostly just as a way to annoy me. But it is all worth some money. I spent $40 on lightbulbs for the dining room. It seemed so mean spirited and petty. And I bought a bunch of new blinds because rhe ones she took down leave the living room very exposed. I haven’t ordered the new refrigerator yet because we’re going to get the floor done in the kitchen. She still has not given me her keys. I’m not going to ask for them or tell her that I’m changing the locks until you tell me that I don’t owe her any money. When do you think you can meet with Amy McNally? When do you think you can get me a bill for you? Thanks Anna On Aug 5, 2024, at 10:23 AM, JWD Legal <jeremy@jwdlegal.com> wrote:  Wow so did all that happen? Is she out? On Tue, Jul 30, 2024 at 9:51 AM Anna Kuperman https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1806848015544489980&dsqt=1&simpl=msg-f:1806848015544489980 3/4 Page 202 4/2/26, 1:51 PM Gmail - Closer? <annakuperman@gmail.com> wrote: Hi Jeremy. Maybe getting closer. From Amanda: You know that I’ve already vacated because you stayed there last week. It was empty, except for the couch, which is now gone and a few boxes, which are also gone. I don’t know what you mean by “get anybody in there” because if your plan is to have work done (as you told me was your motivation for having me out) workmen can come and go at will right now. The cleaners are coming tomorrow and I’ve been given an estimate of 6 hours for complete clean so tomorrow might not be optimal for you to come. Also, be aware that they are tearing up the street in front of the house and there are street closures. -- Office of Jeremy W. Dean, Attorney at Law P.O. Box 4391 Portland, Maine 04101 207-805-2012 -- Office of Jeremy W. Dean, Attorney at Law P.O. Box 4391 Portland, Maine 04101 207-805-2012 -- Office of Jeremy W. Dean, Attorney at Law P.O. Box 4391 Portland, Maine 04101 207-805-2012 -- Office of Jeremy W. Dean, Attorney at Law P.O. Box 4391 Portland, Maine 04101 207-805-2012 -- Office of Jeremy W. Dean, Attorney at Law P.O. Box 4391 Portland, Maine 04101 207-805-2012 https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1806848015544489980&dsqt=1&simpl=msg-f:1806848015544489980 4/4 Page 203 4/2/26, 2:01 PM Gmail - Notice of Violation - Rent Control - 305-307 Deering Ave RCC2400012 Anna Kuperman <annakuperman@gmail.com> Notice of Violation - Rent Control - 305-307 Deering Ave RCC2400012 Rent Control- City of Portland <rentcontrol@portlandmaine.gov> Fri, May 17, 2024 at 3:45 PM To: Anna Kuperman <annakuperman@gmail.com> Hi Anna, The violation is assigned to the business license, not the property owner. You are listed as the sole contact. The business license (20170812) has been the same for the duration of the tenants occupancy. I have attached the Business License History report for your reference. Regarding the charge for May's rent, the total amount due can be negotiated with the tenant. If you and your tenant come to an agreement and our office is informed, in writing, we will consider the matter resolved. You have notified our office of your intent to appeal the Notice of Violation. At this time the appeals court is the appropriate venue to challenge this matter. No correction will be made to the notice but you will have the opportunity to contest the findings in court. Given the information provided it appears the registration is inaccurate. I have attached a Long Term Rental Registration application for you to complete in order to update the registration to the current ownership. On Fri, May 17, 2024 at 8:51 AM Anna Kuperman <annakuperman@gmail.com> wrote:  Hi Adam, I spoke to a lawyer finally. He told me that I should let you know that we plan on appealing the 307 side of this violation. Although I am still hopeful that I can get through to the tenant at 307 and work something out. I am not sure that will happen and so I am letting you know that we plan to file an appeal. he told me that I should let you know that we plan on appealing the 307 side of this case. In the meantime, there are a couple of things on the violation that he said I should ask you to fix. The first one is that the tenant in 307 Deering Ave. did not pay rent in May and still has not. it doesn’t make sense that on the violation that you sent me on May 1 that you assumed that her rent had been paid and included that in the 2024 amount. Could you edit that? You could email the tenant at 307 for confirmation that she has not paid rent. And she did not pay it when you created the violation that you sent to me. The other part of the violation that I am hopeful can be edited is based upon ownership of the house. My parents owned the house until my dad died, and it took about a year for it to go through probate. The deed of distribution, basically where the house is named asproperty of Marina Kuperman and myself, was signed on July 26, 2022. I will include the Deed. And so the lawyer suggested that Marina and I are not responsible for 2021 or for seven months of the 2022 violation. He suggested that I call you and ask if you could edit the violation for those two years as well. I am available to talk after noon today. I will try calling you. Or if you could call me that would be fine as well. Thanks. Anna Kuperman 401-523-7606 On May 16, 2024, at 7:41 AM, Rent Control- City of Portland <rentcontrol@portlandmaine.gov> wrote:  Amy McNally 389 Congress St Portland ME 04101 amcnally@portlandmaine.gov https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1799330354910817654&dsqt=1&simpl=msg-f:1799330354910817654 1/4 Page 204 4/2/26, 2:01 PM Gmail - Notice of Violation - Rent Control - 305-307 Deering Ave RCC2400012 On Tue, May 14, 2024 at 7:11 PM Anna Kuperman <annakuperman@gmail.com> wrote: Ok. Can you give me Amy McNally's email address or phone number? Thanks. On Tue, May 14, 2024 at 7:50 AM Rent Control- City of Portland <rentcontrol@portlandmaine.gov> wrote: Hi Anna, We cannot provide legal advice. You may consider consulting an attorney to assist with your appeal. Qualified legal counsel should be able to complete service with the information provided. On Mon, May 13, 2024 at 7:06 PM Anna Kuperman <annakuperman@gmail.com> wrote: Thank you. I’m not totally sure what that means. What is an “acknowledgment of service”? And is a copy of the complaint a copy of the complaint that the rental board sent me? Or isit a copy of my paper work that i am sending to the Superior Court? do I send all of this to City Hall attention Amy McNally? Or is there an another address? Could somebody from your office give me a quick call? I think this would be very fast to answer voice to voice rather than going back-and-forth over email. My phone number is 401–523– 7606. Thank you! On May 13, 2024, at 3:20 PM, Rent Control- City of Portland <rentcontrol@portlandmaine.gov> wrote:  Hi Anna, The Defendant would be the City of Portland only. You can use the City Hall address. You can send our legal representative, Amy McNally, an acknowledgment of service along with a copy of the Complaint. Amy can sign that so you will have proof of service to file with the court. Otherwise, you will need to serve the Clerk's office by sheriff. On Fri, May 10, 2024 at 2:28 PM Anna Kuperman <annakuperman@gmail.com> wrote: It also asks for name of the defendant attorney. Would that be Michael Goldman, same address as above? On Fri, May 10, 2024 at 2:25 PM Anna Kuperman <annakuperman@gmail.com> wrote: Hi, I am filing an appeal to this decision. In order to file the appeal, I need to name the defendant. On the letter head it says: City of Portland Permitting and Inspections, Zachary Lenhert, Liscensing and Housing Safety Manager 389 Congress St. Portland, ME 04104 Should I use this? Or who exactly am I appealing? Thanks for any guidance. Anna 401-523-7606 On Wed, May 1, 2024 at 10:35 AM Rent Control- City of Portland <rentcontrol@portlandmaine.gov> wrote: The City of Portland Permitting and Inspections Department inspected the rental data for the rental unit located at 305-307 Deering Ave on May 1, 2024 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 June 1, 2024. Please be advised that penalties will be applied if the violations are not corrected by that date. https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1799330354910817654&dsqt=1&simpl=msg-f:1799330354910817654 2/4 Page 205 4/2/26, 2:01 PM Gmail - Notice of Violation - Rent Control - 305-307 Deering Ave RCC2400012 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. -- 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. -- 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. -- 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. -- 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. -- Licensing and Registration 389 Congress Street https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1799330354910817654&dsqt=1&simpl=msg-f:1799330354910817654 3/4 Page 206 4/2/26, 2:01 PM Gmail - Notice of Violation - Rent Control - 305-307 Deering Ave RCC2400012 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. 2 attachments Business License History.pdf 218K 2024 Long Term Rental Application_2023.11.01.pdf 449K https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-f:1799330354910817654&dsqt=1&simpl=msg-f:1799330354910817654 4/4 Page 207 4/2/26, 1:57 PM Gmail - amendment to 305 lease Anna Kuperman <annakuperman@gmail.com> amendment to 305 lease Anna Kuperman <annakuperman@gmail.com> Wed, Jun 5, 2024 at 9:55 AM To: Sydney McMillen <sydney.mcmillen@outlook.com> Cc: Theresa Nguyen <theresanguyent@gmail.com>, Marina <mkbeade@verizon.net> Hi All, I just got a note from the rent control board asking for proof of resolution. I'm hopeful that these emails serve as proof. I also went online and found a template for an amendment to a lease agreement. I signed it and am attaching it here. May it serve as fair proof of our resolution and agreement to move forward without litigation, and in good faith. Could you sign it and send it back to me in the mail or scan and send. Thanks Anna ---------- Forwarded message --------- From: Sydney McMillen <sydney.mcmillen@outlook.com> Date: Sun, May 19, 2024 at 1:58 PM Subject: Re: reimbursement resolution 305 To: Anna Kuperman <annakuperman@gmail.com>, Theresa Nguyen <theresanguyent@gmail.com> Cc: Marina <mkbeade@verizon.net> Hi Anna (and Marina), I spoke with Theresa and am responding on behalf of both of us. I appreciate you taking the time to come up with a clear, easy to follow plan for rent/reimbursement moving forward. Theresa and I are agreeable to the stairstep approach you’ve suggested as long as it is all written out like that in the lease and we aren’t relying on verbal agreements. In regards to water, we are willing to pay 305’s usage bill. We would also just need a statement included in the lease the we will start paying and continue to pay for water as long as our usage can clearly be tracked (whether through the addition of a separate meter or during an interim period between tenants at 307). I’m off of work the next few days, so please don’t hesitate to text/call me if you’d like to discuss any of this further. Best, Sydney (and Theresa) From: Anna Kuperman <annakuperman@gmail.com> Sent: Sunday, May 19, 2024 11:22:27 AM To: Sydney Jessica McMillen <sydney.mcmillen@outlook.com>; Theresa Nguyen <theresanguyent@gmail.com> Cc: Marina <mkbeade@verizon.net> Subject: reimbursement resolution 305 Hi Theresa and Sydney, 1. I spoke further with Marina about the appeal to the Superior Court in the case of 305 Deering. According to the violation you are owed $3102.26. Would you consider lowering that number to $3000? Then we could proceed as follows. Rent $2350 June-September 2024 During these 4 months you pay $2000. https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-a:r-5795752259870462271&simpl=msg-a:r-5795752259870462271 1/2 Page 208 4/2/26, 1:57 PM Gmail - amendment to 305 lease 350 x 4 = 1400 towards the reimbursement. Rent $2400 October 2024-July 2025 (as we talked about on the phone a week or two ago). You pay $2000 for rent between October 2024-January 2025. 400 x 4 = 1600 towards the reimbursement. You pay $2400 in rent February 2025-July 2025. 350 x 4 = 1400 400 x 4 = 1600 2. I also want to ask one more time if you’d consider paying your water bill if the 307 side is empty and/or if we install a second meter. Thanks for your consideration. Let me know what you think. Anna and Marina > > 20240605094532607.pdf 65K https://mail.google.com/mail/u/0/?ik=049314988a&view=pt&search=all&permmsgid=msg-a:r-5795752259870462271&simpl=msg-a:r-5795752259870462271 2/2 Page 209  City of Portland – Housing Safety Division RENT INCREASE APPLICATION – MAINTENANCE OF NET OPERATING INCOME Date of Hearing: April 22, 2026 Owner Name and Address: Wilbur Cheever 38 William St, Portland, ME 04103 Property Address: 72 William St, all 3 units CBL: 117-C-019-001 Tenants/Interested Parties: Yes Page 210 Page 211 Page 212 Page 213 Page 214 Page 215 Page 216 Page 217 Page 218 Page 219 Page 220 Page 221 Page 222 Page 223 Page 224 Page 225 Page 226 Page 227 Page 228 Page 229 Page 230 Page 231 Page 232 Page 233 Page 234 Page 235 Page 236 Page 237 Page 238 Page 239 Page 240 Page 241 Page 242 Page 243 Page 244 Page 245 Page 246 Page 247 Page 248 Page 249 Page 250 Page 251 Page 252 Page 253 Page 254 Page 255  City of Portland | Permitting and Inspections Zachary Lenhert, Licensing and Housing Safety Manager 04/15/2026 License #: 20173494 Code Case #: RCC2600550 Wilbur Cheever / 38 WILLIAM ST Portland, ME 04103 AMENDED AND RESTATED NOTICE OF VIOLATION AND ORDER TO CORRECT To Wilbur Cheever, The City of Portland Permitting and Inspections Department inspected the rental data for 72 WILLIAM ST PORTLAND, ME on 04/15/2026 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 05/15/2026. Please be advised that penalties will be applied if the violations are not corrected by that date. NOTE: The prior Notice of Violation (“NOV”) for this property dated March 11, 2026 cited a last code-compliant rent amount of $1,200.00, and a current rent amount of $1,500.00, which this office gathered from the Additional Information form you provided to the Licensing and Registration Department on December 20, 2025. You subsequently indicated that the rental amount was reset to the last code-compliant amount of $1,200 and that you issued a check in the amount of $1,600.00 on March 31, 2026, which was reimbursement for overpayments of $300 per month. On April 6, 2026, this office received a copy of a lease for Unit #3, which stated the rent charged as of April 15, 2025 was $2,100.00, not $1,500.00. Therefore, the reimbursement amount should be $900 per month instead of $300 per month. Based on this new information, the March 11, 2026 NOV is hereby amended and restated to account for the additional overpayments received and reimbursements required as a result of the rent increase violations and to include a violation of Section 6-155 (d). The previous Notice of Violation dated March 11, 2026 has been rescinded and is hereby replaced by this Notice of Violation. 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 may 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, Wilbur Cheever / 38 WILLIAM ST Portland, ME 04103 Page 256 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov  Mercedes Bohaty Rental Registration Inspectorp Total Violations: 5 NON‑COMPLIANCE VIOLATION LIST APPLICABLE CODE City Code 6-155(d) SECTION(S) Any person, business entity, or other organization providing false information with CODE DESCRIPTION respect to registration. Notwithstanding the provisions of § 6-1, the penalty for such violation shall be $1,000.00 Owner provided false information on the Additional Information form dated COMMENTS December 12, 2025. A lease dated March 19, 2025 shows the rent being collected for the year of 2025 was $2,100.00. The penalty for such violation is $1,000. DEADLINE 05/15/2026 APPLICABLE CODE City Code 6-234(c) SECTION(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 April 15, 2025 from $1,200.00, cited from the 2026 Additional Information as previous rent, to $2,100.00, cited from a lease dated March 19, 2025, resulting in a 75.0% increase. DEADLINE 05/15/2026 APPLICABLE CODE Remedy - City Code Sec 6-234(f) SECTION(S) 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. The owner is ordered to reduce the rent to the last code-compliant amount of $1,200.00 and reimburse the tenant(s) any overcharge. COMMENTS 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 05/15/2026 Wilbur Cheever / 38 WILLIAM ST Portland, ME 04103 Page 257 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Wilbur Cheever / 38 WILLIAM ST Portland, ME 04103 Page 258 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov Wilbur Cheever / 38 WILLIAM ST Portland, ME 04103 Page 259 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov  City of Portland – Housing Safety Division RENT INCREASE APPLICATION – MAINTENANCE OF NET OPERATING INCOME Date of Hearing: April 22, 2026 Owner Name and Address: Wilbur Cheever 38 William St, Portland, ME 04103 Property Address: 76 William St, all 3 units CBL: 117-C-017-001 Tenants/Interested Parties: Yes Page 260 Page 261 Page 262 Page 263 Page 264 Page 265 Page 266 Page 267 Page 268 Page 269 Page 270 Page 271 Page 272 Page 273 Page 274 Page 275 Page 276 Page 277 Page 278 Page 279 Page 280 Page 281 Page 282 Page 283 Page 284 Page 285 Page 286 Page 287 Page 288 Page 289 Page 290 Page 291 Page 292 Page 293 Page 294 Page 295 Page 296 Page 297 Page 298 Page 299 Page 300 Page 301 Page 302 Page 303