For many Massachusetts landlords and property managers, navigating eviction proceedings has become increasingly complicated due to delays involving RAFT applications.
While the Residential Assistance for Families in Transition (RAFT) program plays an important role in helping vulnerable families maintain or secure housing, landlords are often left managing extended nonpayment situations, operational uncertainty, and prolonged court proceedings when applications are repeatedly filed without a realistic likelihood of approval.
Understanding how RAFT impacts summary process actions — and how recent Massachusetts case law is beginning to address improper delays — is critical for landlords, owners, and property management companies operating in today’s housing environment.
What Is RAFT?
Residential Assistance for Families in Transition (RAFT) is a Massachusetts emergency rental assistance program designed to help families who are:
- At risk of homelessness
- Facing housing instability
- Transitioning into stable housing
The program may assist eligible tenants with:
- Past-due rent
- Security deposits
- Moving expenses
- Utility arrears
- Other housing-related costs
Since its inception in 2005, RAFT has become a significant factor in many Massachusetts eviction proceedings involving residential housing providers.
How RAFT Impacts Eviction Cases
Under Massachusetts law, specifically M.G.L. c. 239, § 15, courts are generally required to refrain from entering judgment or may stay an eviction when a tenant has a pending emergency rental assistance application.
In practice, this means landlords pursuing nonpayment eviction matters may encounter delays when:
- A tenant submits a RAFT application shortly before court proceedings
- A tenant reapplies multiple times
- The status of the application remains unclear
- The application lacks supporting documentation
- The application has little or no realistic likelihood of approval
For landlords unfamiliar with how the statute operates, these delays can become financially and operationally significant.
Why RAFT Delays Create Challenges for Landlords
Many landlords rely on consistent rental income to maintain:
- Mortgage obligations
- Property maintenance
- Payroll
- Insurance
- Utilities
- Vendor relationships
- Compliance obligations
When eviction matters are delayed for extended periods due to unresolved or improperly filed RAFT applications, housing providers may experience:
- Months of continued nonpayment
- Increased legal costs
- Delayed turnover of units
- Ongoing operational expenses
- Difficulty preserving housing stability for other residents
- Administrative burdens tied to repeated court continuances
In some cases, landlords have faced situations where multiple RAFT applications were filed over time with little evidence that the applications were likely to succeed.
Recent Massachusetts Case Law Is Providing Guidance
Recent decisions from Massachusetts courts are helping clarify when eviction delays tied to RAFT applications may no longer be appropriate.
PP Loop Investors LLC v. Carlota Castillo (2026)
In PP Loop Investors LLC v. Carlota Castillo, No. 2026-J-0081 (Mar. 2, 2026), the Appeals Court upheld the lower court’s denial of a request for a stay of execution.
The court found that the tenant failed to demonstrate that the newly submitted RAFT application had any meaningful “chance of success.”
This decision is significant because it reinforces the idea that simply filing a RAFT application may not automatically justify indefinite delay when there is no plausible likelihood that assistance will actually be approved.
Earlier Guidance From Massachusetts Housing Court
Massachusetts courts have also addressed concerns involving repeated or meritless rental assistance applications in prior cases.
In 75 Vine St. LLC v. Swanson, No. 23-SP-05533 (Mar. 21, 2024), the Appeals Court affirmed that interpreting the statute to allow indefinite delays through repeated unsupported applications would create an “absurd result.”
This language is important for landlords because it acknowledges the operational realities housing providers face when eviction proceedings are repeatedly delayed without legitimate grounds.
What Landlords Should Be Doing Now
RAFT-related eviction matters require more than simply waiting for the court process to unfold.
Landlords and property managers should take proactive steps to properly document and evaluate each situation from the beginning.
1. Maintain Organized Documentation
One of the most important things a landlord can do is maintain complete and organized records, including:
- Ledger balances
- Payment histories
- Notices served
- Lease agreements
- Communication records
- Court filings
- Documentation related to RAFT applications
Clear documentation can become critically important when questions arise regarding whether an application is genuinely pending or reasonably likely to succeed.
2. Monitor RAFT Application Status Carefully
Not every application progresses in the same way.
Landlords should track:
- Whether the application is complete
- Whether required documents were submitted
- Whether the tenant is responding to requests
- Whether eligibility concerns exist
- Whether prior applications were denied
Understanding the actual status of the application may help reduce unnecessary delays.
3. Avoid Assumptions
A common mistake landlords make is assuming that every pending RAFT application automatically prevents all legal action indefinitely.
Recent case law demonstrates that courts may closely examine whether an application is legitimate, active, and reasonably capable of approval.
4. Respond Strategically Rather Than Emotionally
Extended nonpayment situations can understandably create frustration.
However, reacting emotionally or failing to follow proper procedures can create additional complications later.
Landlords should focus on:
- Consistent documentation
- Compliance with court procedures
- Timely legal filings
- Accurate recordkeeping
- Strategic case management
Preserving Tenancies When Possible
It is important to recognize that RAFT can also provide meaningful opportunities to preserve tenancies in appropriate situations.
In many cases, emergency rental assistance may:
- Resolve arrearages
- Stabilize housing
- Avoid costly turnover
- Reduce litigation expenses
- Benefit both tenants and housing providers
The key is understanding when a RAFT application is likely to result in meaningful resolution versus when repeated applications may simply be delaying the process.
Why Legal Guidance Matters in RAFT-Related Cases
RAFT-related eviction matters involve a constantly evolving intersection of:
- Housing law
- Court procedure
- Compliance obligations
- Emergency rental assistance regulations
- Recent appellate decisions
For landlords and property managers, navigating these issues without experienced legal guidance can increase operational risk and prolong already difficult situations.
At Drayton Law, we assist landlords and property management companies throughout Massachusetts with:
- Nonpayment eviction matters
- RAFT-related court proceedings
- Lease enforcement
- Housing Court litigation
- Compliance-focused eviction strategy
- Residential and commercial landlord-tenant matters
Our attorneys are uniquely positioned to help landlords both preserve tenancies through legitimate RAFT assistance and challenge improper delays caused by unsupported applications.
Final Thoughts
RAFT remains an important housing stability program throughout Massachusetts.
However, recent court decisions are making clear that the law was not intended to permit indefinite delays through repeated or meritless applications with no realistic chance of success.
For landlords and property managers, the best approach is preparation, documentation, and strategic handling from the very beginning of the case.
Because in landlord-tenant law, process matters just as much as the outcome.
