Mastering Tenant Screening in Raynham, MA

In the ever-evolving Massachusetts real estate market, staying ahead of local trends and shifting legal requirements is no longer optional—it is a prerequisite for a successful investment.

Crystal and Theodore Merritt, founders of TC Partners Property Management, have built their reputation on this very principle. Having successfully navigated the complexities of managing properties from over 300 miles away, they understand that a truly “passive” investment is only possible when it is backed by expert systems and a deep knowledge of current regulations.

Today, TC Partners Property Management serves as a vital resource for investors, offering a unique blend of personal experience and professional oversight.

Whether you are looking to maximize your ROI in high-demand areas or ensure your portfolio remains fully compliant with the latest state statutes, Crystal and Theodore provide the strategic leadership necessary to turn property challenges into streamlined successes.

I. Raynham, MA Rental Market Overview (2025)

Raynham is a high-demand, low-inventory rental hub within Bristol County. As of December 2025:

Average Monthly Rent: Approximately $2,327 for a one-bedroom apartment, reflecting a 3.5% year-over-year increase [1.1].
Market Position: Raynham rents are roughly 43% higher than the national average, making it one of the most competitive markets in the region [1.1].
Income Benchmark: For a tenant to comfortably meet the 30% rent-to-income ratio, a household income of approximately $117,950/year is required [1.1].

II. Strategic Tenant Screening & 2025 Legal Shifts

Crystal and Theodore Merritt’s systems are designed to navigate the increasingly complex Massachusetts legal landscape.

A. The 2025 Eviction Sealing Law

Effective May 5, 2025, M.G.L. c. 239 § 16 allows tenants to seal records of past eviction cases that were dismissed, won by the tenant, or resolved through satisfied judgments. Once sealed, a tenant can legally answer “no record” on housing applications.

Context: National Low Income Housing Coalition: MA Eviction Sealing Impact

Official Source: Mass.gov: Eviction Sealing Guidance

Credibility Note: TC Partners’ multi-layered vetting is essential because once sealed, these records are no longer public and will not appear on standard background or credit reports [3.2].

B. Broker Fee Regulations

As of August 1, 2025, a landmark shift in the Broker Licensing Law (M.G.L. c. 112, s. 87DDD½) took effect:

Mandatory Payment: Property owners who hire a broker or manager to list their property are now prohibited from passing that fee to the tenant [2.1, 2.3].
Landlord Protection: Crystal and Theodore ensure that TC Partners’ fee structures are fully compliant, shielding owners from the triple-damage penalties associated with illegal fee collection [2.3].

C. Security Deposits and Interest (M.G.L. c. 186 § 15B)

In Massachusetts, landlords are restricted to collecting a security deposit equal to no more than one month’s rent [4.1, 4.3].

Statutory Requirements: Funds must be held in a separate, interest-bearing account within the Commonwealth [4.3].
Annual Obligations: Landlords must pay tenants 5% interest (or the actual bank rate) every year or at the end of the tenancy [4.3].

III. Fair Housing & Source of Income

Massachusetts law provides broader protections than federal law. It is strictly illegal to discriminate against a tenant based on their source of income, specifically Section 8 vouchers or other public assistance [5.1]

Expert Oversight: Crystal and Theodore oversee all screening to ensure every applicant is judged solely on uniform, non-discriminatory financial criteria.

Frequently Asked Questions (FAQs)

1. Is it true I have to pay the broker fee myself now? Yes. Per the August 1, 2025 amendment, if you hire a professional to manage your listing, you must pay the fee. You cannot require the tenant to pay it as a condition of the lease [2.2] Source: Massachusetts Association of Realtors (MAR) Member Advisory. [2.3] Source: City of Lowell / Massachusetts Senate Bill S.224.

2. How much income should my Raynham tenant have? Based on the current average rent of $2,327, we recommend a “3x rent” rule, meaning your tenant should earn roughly $7,000/month or $84,000/year to ensure financial stability [1.1] [1.2]

3. Can a tenant legally hide a past eviction? Under the May 2025 law, if an eviction was dismissed or resolved in the tenant’s favor, they can have it sealed. They are then legally permitted to answer “no record” on your application [3.1] [3.2].

4. What happens if I don’t put the security deposit in a separate account? M.G.L. c. 186 § 15B is very strict. If you fail to provide a proper receipt with bank details within 30 days or commingle funds, you may be ordered to pay the tenant triple the amount of the deposit plus attorney’s fees [4.1, 4.3].

5. Can I charge an extra “Pet Deposit” in Raynham? In Massachusetts, you can only collect the first month’s rent, last month’s rent, a security deposit (max one month), and the cost of a new lock/key. Pet deposits or separate application fees are generally prohibited [4.1, 4.2].

6. Is Raynham a “landlord-friendly” market right now? While MA law is very tenant-protective, the Raynham market is incredibly strong for owners due to a 3.5% annual rent growth and its status as a top-tier “commuter town” with a high median household income of roughly $117,950 [1.1, 6.1].

Conclusion

Navigating the Raynham rental market in 2025 requires more than just a property; it requires a partnership with experts who live and breathe the business.

By leveraging the specialized systems developed by Crystal and Theodore Merritt, investors can rest assured that their assets are managed with the highest degree of professionalism and legal integrity.

From meticulous tenant vetting in an era of sealed records to maintaining strict compliance with evolving broker and escrow laws, TC Partners Property Management is dedicated to protecting your investment and reclaiming your time.