Rent Board — Portland, ME
Date: 2026-01-28
Time: 17:00

RENT BOARD
 January 28, 2026
 5:00 PM

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II. ROLL CALL:

III. APPROVAL OF MINUTES

 a. December 17, 2025 Minutes
IV. COMMUNICATIONS:
 Please note: Written public comment must be received via email
 (rentboard@portlandmaine.gov) by 12pm the day before the scheduled
 meeting. The subject line needs to read "Written Public Comment"
 a. Rent Control Report - Q4 2025
V. UNFINISHED BUSINESS:

 a. Approval of Findings of Fact & Conclusions of Law
 b. Rent Increase Appeal
 Appellant: Portland Tenant's Union
 Address: 33 State St, all units
 Property Owner: Atanas Dinkov
 CBL: 044-B-016-001
 c. Tenant Rights Appeal
 Appellant: Shelley Swift
 Address: 193 York St, Unit 2
 Property Owner: 193 York Street LLC
 CBL: 044-C-004-001
 d. Tenant Rights Appeal - Public Comment
 Appellant: Lizeth Gallardo
 Address: 183 Brackett St, Unit 208
 Property Owner: Redfern WEP LLC
 CBL: 045-E-039-001
VI. New Business

 a. Rent Increase Application - Completeness Review
 Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039
 Address: 8 Massachusetts Ave, all 3 units
 CBL: 186-D-024-001
 b. Rent Increase Application - Completeness Review
 Owner: Theresa Chan, 196 Danforth St, Portland, ME 04102
 Address: 210 High St, all 6 units
 CBL: 036-F-013-001
 c. Maintenance of Net Operating Income Application - 2026 Update
VII. Adjourn

RENT BOARD
 January 28, 2026
 5:00 PM

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 Page 1
II. ROLL CALL:

III. APPROVAL OF MINUTES

 a. December 17, 2025 Minutes
IV. COMMUNICATIONS:
 Please note: Written public comment must be received via email
 (rentboard@portlandmaine.gov) by 12pm the day before the scheduled
 meeting. The subject line needs to read "Written Public Comment"
 a. Rent Control Report - Q4 2025
V. UNFINISHED BUSINESS:

 a. Approval of Findings of Fact & Conclusions of Law
 b. Rent Increase Appeal
 Appellant: Portland Tenant's Union
 Address: 33 State St, all units
 Property Owner: Atanas Dinkov
 CBL: 044-B-016-001
 c. Tenant Rights Appeal
 Appellant: Shelley Swift
 Address: 193 York St, Unit 2
 Property Owner: 193 York Street LLC
 CBL: 044-C-004-001
 d. Tenant Rights Appeal - Public Comment
 Appellant: Lizeth Gallardo
 Address: 183 Brackett St, Unit 208
 Property Owner: Redfern WEP LLC
 CBL: 045-E-039-001
VI. New Business

 a. Rent Increase Application - Completeness Review
 Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039




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 Address: 8 Massachusetts Ave, all 3 units
 CBL: 186-D-024-001
 b. Rent Increase Application - Completeness Review
 Owner: Theresa Chan, 196 Danforth St, Portland, ME 04102
 Address: 210 High St, all 6 units
 CBL: 036-F-013-001
 c. Maintenance of Net Operating Income Application - 2026 Update
VII. Adjourn




 Page 3
 Remote Rent Board Meeting Minutes - Held Via Zoom

Wednesday, December 17, 2025​ ​ ​ ​ ​ ​ ​ ​ ​ ​

II. Roll Call - 0:01:06

Matthew Lax, Tenant, District 1 - Chair
Vacant, District 2
Christopher “Buddy” Moore, Tenant, District 3
Rebecca Bolduc, Homeowner, District 4 - absent at time of role, entered meeting 0:13:30
Vacant, District 5
Anne-Laure Razat, Tenant, At-Large
Kristen Carreras, Landlord, At-Large

Staff present:
Dylan Orr, Rental Registration Coordinator
Adam O'Connor, Rental Registration Inspector
Benjamin Plante, Esq., Counsel for the Rent Board



III. Approval of Minutes - 0:01:33

 a.​ November 19, 2025 Minutes

0:07:21 - Kristen Carreras moves to correct November 19, 2025 minutes at 3 hours and 20
minutes to Matthew Lax making the motion and Kristen Carreras seconding the motion.
Seconded by Anne-Laure Razat. (4-0; Christopher “Buddy” Moore absent) The motion passes.​

 b.​ December 2, 2025 Minutes

0:08:33 - Anne-Laure Razat moves to approve December 2nd minutes. Seconded by Matthew
Lax. (4-0; Christopher “Buddy” Moore absent) The motion passes.



IV. Communications - 0:09:01

 a.​ 193 York St, Unit 2 Tenant Rights Appeal - Scheduling Request

0:14:40 - At the request of the Objector, the Board addresses item V.g. out of agenda order

0:19:20 - Shelley Swift, the appellant, presents the complaint.

0:32:08 - Matthew Grieco, the property owner responds as the Objector.

1:08:05 - No public comment received.




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1:09:07 - Kristen Carreras moves to close the public record. Seconded by Rebecca Bolduc. (5-0)
The motion passes.

V. Unfinished Business

 a.​ Approval of Findings of Fact & Conclusions of Law - See 4:30:40



 b.​ Rent Increase Application - Public Comment - 1:11:33 & 2:03:44
 Owner: Woodford Arms, Inc., PO Box 10563
 Property Address:168-180 Woodford St, all 18 units
 CBL: 124-J-014-001 & 124-J-012-001

1:11:43 - The applicant presents the application.

1:18:47 - No objectors speak.

1:19:03 - No public comment received.

1:20:09 - Christopher “Buddy” Moore moves to close the public record. Seconded by Matthew
Lax. (5-0) The motion passes.

See 2:03:44



 c.​ Rent Increase Application - Public Comment - 1:22:04 & 2:15:58
 Owner: RSAA Properties LLC, PO Box 9, Greenwood, ME 04255
 Property Address: 118 Providence St, Units 118 & 120
 CBL: 425-I-010-001

1:22:58 - The applicant presents the application.

1:27:20 - No objectors speak.

1:27:29 - No public comment received.

1:31:28 - Kristen Carreras moves to close the public record. Seconded by Chrisopher “Buddy”
Moore. (5-0) The motion passes.

See 2:15:58



 d.​ Rent Increase Application - Public Comment - 1:33:04 & 2:56:12
 Owner: Lewis Robinson, 46 Prospect St, Portland, ME 04103
 Property Address: 42 Prospect St, both units
 CBL: 123-E006-001


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1:33:33 - The applicant presents the application.

1:36:27 - No objectors speak.

1:36:44 - No public comment received.

1:41:02 - Anne-Laure Razat moves to close the public record. Seconded by Kristen Carreras.
(5-0) The motion passes.

See 2:56:12



 e.​ Executive session pursuant to 1 M.R.S. 504(6)(E) for consultations between the
 Rent Board and its Attorney concerning the legal rights and duties of the Rent
 Board as they relate to the Board’s Consideration of the Portland Tenants
 Union’s Complaint concerning 33 State - See 3:52:28



 f.​ Rent Increase Appeal - See 3:46:58
 Appellant: Portland Tenant’s Union
 Address: 33 State St, all units
 Property Owner: Atanas Dinkov
 CBL: 044-B-016-001



 g.​ Tenants Right Appeal - Public Comment - See 0:14:40
 Appellant: Shelley Swift
 Address: 193 York Street, Unit 2
 Property Owner: 193 York Street LLC
 CBL: 044-C-004-001



VI. New Business

 a.​ Tenant Rights Appeal - Public Comment - 1:43:00
 Appellant: Lizeth Gallardo
 Address: 183 Brackett St, Unit 208
 Property Owner: Redfern WEP LLC
 CBL: 045-E-039-001

1:43:35 - The appellant is not in attendance to present the application.

1:44:01 - Jonathan Culley, representative for Redfern Properties, responds to the complaint.

1:47:39 - No public comment received.


 Page 6
1:57:12 through 0:00:0 The Board takes a recess.

2:03:44 - The Board resumes deliberation of item V.b.

2:10:58 - Anne-Laure Razat moves to approve the rent increases for 168, 170, 180 Woodford
Street with a monthly increase of $71.28 for the 473 square foot units, $101.73 for the 675
square foot units, and $108.51 for the 720 square foot units, minus the banked rent allotted for
each unit. Seconded by Christopher “Buddy” Moore. (5-0) The motion passes.

2:15:58 - The Board resumes deliberations of item V.c.

2:30:34 - Matthew Lax moves to find the applicant demonstrated exceptional circumstances,
therefore proposing an adjusted base rent number for the MNOI calculation of $952.51 for 118
and $935.90 for unit 120. Seconded by Anne-Laure Razat. (5-0) The motion passes.

2:54:00 - Matthew Lax moves to approve the rent increase application for 118 and 120
Providence Street in the amounts of $163.56 for 118 and $315.38 for unit 120. Seconded by
Anne-Laure Razat. (5-0) The motion passes.

2:56:12 - The Board resumes deliberations of item V.d.

2:59:45 - Matthew Lax moves that the City assessor’s database shows 42 Prospect valued at
$695,200, and renovations performed were $978,892, which exceed 25% of the value of the
property. Seconded by Christopher “Buddy” Moore. (5-0) The motion passes.

3:16:11 - Christopher “Buddy” Moore moves to set the new Base Rent in the amount of
$9,722.84 for 42 Prospect Street, Unit 1. Seconded by Matthew Lax. (5-0) The motion passes.

3:23:51 - Matthew Lax moves, based on 20% of renovation allocation to Unit 1 and 5% of
renovation allocation to Unit 2, to find 42 Prospect Street, Unit 2 does not meet the threshold to
qualify for major renovation at less than the 25% value of the property. There is no second.
(5-0) The motion passes.

3:29:57 - Anne-Laure Razat moves to approve 42 Prospect Street, Unit 2 for an increase of
$452.34. Seconded by Kristen Carreras.

3:39:25 - Anne-Laure Razat moves to revise her previous motion to approve 42 Prospect Street,
Unit 2 for an increase of $452.34 minus the banked rent. Seconded by Matthew Lax. (5-0) The
motion passes.

3:46:58 - Christopher “Buddy” Moore moves to table items V.f., V.g., VI.a. to the next meeting.
Seconded by Kristen Carreras. (5-0) The motion passes.

3:48:53 - Kristen Carreras moves to leave public record open for item VI.a. Seconded by
Christopher “Buddy” Moore. (5-0) The motion passes.


 Page 7
3:52:28 - Matthew Lax moves to enter executive session. Seconded by Kristen Carreras. (5-0)
The motion passes.

3:53:40 through 4:25:11 The Board enters executive session.

 b.​ Election of Vice Chair - 4:26:20

4:28:20 Kristen Carreras nominates Anne-Laure Razat as Vice Chair of the Rent Board.
Seconded by Christopher “Buddy” Moore. (4-0; Razat abstains) The motion passes.

4:30:40 - Anne-Laure Razat moves to suspend Rent Board rules to continue item V.a. Seconded
by Kristen Carreras. (5-0) The motion passes.

4:32:58 - Kristen Carreras moves to approve the decision sheet for 72 Park Ave and 157-159
Grant Street. Seconded by Anne-Laure Razat. (5-0) The motion passes.

4:35:43 - Matthew Lax moves to approve decision sheet for 23 Saunders Street. Seconded by
Rebecca Bolduc. (5-0) The motion passes.

4:41:25 - Kristen Carreras moves to table 489 Cumberland Ave decision sheet until the next
regularly scheduled meeting. Seconded by Anne-Laure Razat. (5-0) The motion passes.

 c.​ 2026 Maintenance of Net Operating Income Application Update - 4:42:43

4:45:17 - Matthew Lax moves to update MNOI application with recommendations from City
Staff. Seconded by Kristen Carreras. (5-0) The motion passes.

VII. Adjourn - 4:46:30

4:46:33 Kristen Carreras moves to adjourn the meeting. Seconded by Matthew Lax. (5-0) The
motion passes.




 Page 8
City of Portland | Permitting and Inspections
Jessica Quattropani, Director


TO: Housing & Economic Development Committee
CC: Rent Board
FROM: Jessica B. Quattropani, Director of Permitting and Inspections
DATE: January 7, 2026
RE: Quarterly Rent Control Report- Q4-2026
 Rent Control Report
 Quarter 4 (10/1/2025-12/31/2025)
Rent Board
 Total # of Total # of Total # of Total # of
 Applications Applications Applications Applications
 approved Denied Tabled
 Rent Increases 10 5 1 4
 Complaints 3 0 0 3
 Other 0 0 0 0
 Quarter 4 Total: 13 5 1 7
 Year to date Total 46 18 1 23

Rent Control Inspections
 Type of Inspections Total # Properties Total # of units
 Complaints (Potential violations reported to our *15 93
 office)
 Audits (Proactive enforcement based on 124 1,061
 percentage that rent was increased)
 Quality Control (proactive verification of data 170 394
 supplied to our office)
 Quarter 4 Total: 309 1,548
 Year to date Total 1,161 7,657

*Breakdown of Complaints by property:
 Founded Complaints Unfounded Complaints In Progress
 *violation exists *no violation *actively investigating
 Quarter 4 Total 7 3 5




2025 Total number of registered Long Term Rental Units: 19,673




 389 Congress Street, Portland, Maine 04101 | 207-874-8703 | permitting@portlandmaine.gov

 Page 9
 City of Portland – Licensing & Housing Safety Division
 TENANT RIGHTS COMPLAINT

Date of Hearing:

December 2, 2025 - Tabled to December 17, 2025 - Tabled to January 28, 2026


Appellant:
Portland Tenants Union


Owner Name and Address:
Atanas Dinkov

33 State St


Portland, ME 04101


Property Address and Unit:


33 State St


CBL:

044-B-016-001




 Page 10
 Portland Tenants Union
 info@portlandtenantsunion.org




September 25, 2025

City of Portland Rent Board
Mr. Mathew Lax
Via email: rentboard@portlandmaine.gov dorr@portlandmaine.gov

Dear Mr. Lax,

Pursuant to the standing granted to tenant unions under section 6-243(a) of the city code, we
submit this appeal under 6-263(c) contesting the City’s amended ruling in Code Case:
RCD2500009 regarding 33 State Street.

We submitted a complaint to the City of Portland on May 8, 2025 asserting the rights of all
tenants residing at 33 State Street since 2024, when Atanas Dinkov first purchased the property.
While the city initially ruled in our favor and rescinded Mr. Dinkov’s owner-occupied exemption,
they amended their ruling a month later to grant the exemption after Mr. Dinkov provided
circumstantial and irrelevant evidence claiming he had been living somewhere in his building
while it was fully occupied by leased tenants for the bulk of 2024 and into 2025.

To be clear, and as our evidence and testimony will show, Mr. Dinkov has not resided
anywhere in the building over the past year and, according to the law, even if he had
slept on a mattress next to the water heater and oil storage tanks in a boarded up
basement room below the first floor tenants for six months, his residency would not meet
either the letter or the intent of the rent control law.

According to the law, as defined by Section 6-231(d), a building with fewer than five units is
exempt from rent control if one of the said units is currently occupied by the owner as their
primary residence. Primary residence is defined in Section 6-150.1 as, “... the dwelling in which
a person resides as his or her legal residence for more than one half of a year and registers as
his or her address for tax and government identification purposes.”

The definition of “rental unit” in Sec 6-232 states, “any dwelling unit that is rented or otherwise
made available for rent for residential use or occupancy, together with all additional rights,
privileges, or services connected with use or occupancy of such a unit…”

In short, there are only three units in this property available for rent, as per the city
assessor’s office and the housing inspection department, and all three of those units
were occupied within three months of Mr. Dinkov purchasing the property, and all three
were fully leased and occupied for the subsequent year.

The only units, by law, Mr. Dinkov could have lived in to be granted the owner-occupied
exemption, were fully occupied by tenants for a year within three months of Mr. Dinkov




 Page 11
purchasing the property. There is simply no way he could have met the requirement for said
exemption.

Our complaint and backup documentation.

Based on reviewing CSS data and documents related to present tenancies at said property, we
believe the violations of the rent control ordinance at this property include:

 1.​ Mr. Dinkov falsely claimed an owner-occupied exemption, as 33 State was not Mr.
 Dinkhov’s principal residence when he registered it as such, nor was it during the
 entirety of the tenancies in this complaint, in violation of 6-231(d).

 a.​ Mr. Dinkov first purchased the property on January 5, 2024 (see exhibit 1) and all
 three of the units were occupied by tenants by April 1, 2024 (see leases for all
 three units respectively: exhibit 2, exhibit 3, and exhibit 4), making it impossible
 for him to claim this as his principal residence.

 b.​ Included are five signed and notarized affidavits from all five tenants occupying
 all three units, stating, under penalty of perjury, that Mr. Dinkov never lived at the
 property, that they never saw him sleep at the building, that they only saw him at
 the property when he was doing work renovating the basement, and, indeed, that
 he told all of them he was a renter in Ogunquit (see exhibit 5, exhibit 6, exhibit 7,
 exhibit 8, exhibit 9)

 c.​ Also included is video and photographic evidence showing the basement being
 torn apart in November of 2024, during the period Mr. Dinkov appears to be
 claiming he lived in the basement (exhibit 10).

 d.​ Additionally, Venmo transactions show him making home rent payments to
 property owner Ms. Donna Lewis in Ogunquit during the period of January, 2024
 to March of 2024 (and the rest of the year), adding to the evidence that he
 resided elsewhere (see exhibit 11). In fact, the Venmo payments actually use the
 emoji for rent.


 2.​ Mr. Dinkov illegally raised rents on all three units in the building in violation of Sec.
 6-234.

 a.​ Because 33 State Street was not owner-occupied, Mr. Dinkov was not allowed to
 raise rents in the building between tenancies by more than 10%. The registration
 of the units for 2023, when the building was owned by the previous landlord,
 shows the prior rents of the units to be $1,225, $1,175, and $1,125 respectively.
 Mr. Dinkov raised the rent the following amounts:

 i.​ Unit 1: 59.1% - From $1,225 to $1,950, as seen in exhibit 2
 ii.​ Unit 2: 61.7% - From $1,175 to $1,900, as seen in exhibit 3
 iii.​ Unit 3: 86.7% - From $1,125 to $2,100, as seen in exhibit 4


 3.​ Mr. Dinkov failed to provide 1 month’s rent as reimbursement for the inconvenience of
 terminating tenant leases in units 1 and 2 between 60 and 90 days, In violation of
 section 6-236(a)3.




 Page 12
 a.​ Mr. Dinkov notified the tenants of unit 1 and 2 that their tenancies would not be
 renewed and that they must vacate the units with less than 90-day notice (see
 exhibit 12 and exhibit 13), with no compensation provided as is required by law.



Mr. Dinkov’s “evidence”

Because there is no way, according to the law, for Mr. Dinkov to have actually lived in the
building to earn the right to an owner occupied exemption, we are reluctant to discuss any of the
circumstantial evidence he submitted attempting to claim he lived in an illegal dwelling in the
basement. However, in case he still wants to argue that he spent 180+ days and nights in this
windowless room, we will address a few of his more specious submissions.


Parking Tickets:
​
Mr. Dinkov provided three parking tickets showing his car was parked in front of his building, two
of which were in the middle of the night (see exhibit 14) as evidence he lived there. It should not
need to be said, but by any means of legal analysis, having a picture of one’s car outside of a
building does not provide any meaningful context about whether that building is one’s primary
residence.

That said, even if this did suggest he lived in the building, in reality, two of the parking tickets do
not even cover the period in question. One was before the building was fully occupied by
tenants (February 6, 2024) and the second was after the tenants left (May 20, 2025). The only
one covering the period in question, from August 22, 2024, was issued at 5:49 pm according to
the city of Portland parking division, a time when even the tenants testified he was sometimes
present demolishing the basement.


Car Registration:

Mr. Dinkov provided his car registration, which claims his legal address as “33 State Street, Apt.
1.” First of all, apartment one was occupied, as evidenced by the lease we submitted. Second,
this registration covers from August 1, 2024-July 31, 2025 (see exhibit 15). He claimed the
owner occupied exemption back in February of 2024, when, according to the city of Portland,
his car was not registered in Portland (see exhibit 15). When we called the State DMV, they
confirmed the car was not registered in Portland prior to August 1, 2024. We’d suggest you ask
for the registration of his car for the year covering February, 2024 when he claimed he lived in
the building.


Note from neighboring landlord:

Mr. Dinkov provided a note from the owner of the property next door (31 State St.) claiming that
in August, 2024, Mr. Dinkov told him that he could no longer share the laundry room with 31
State Street. The reason was that Mr. Dinkov claimed to be moving into the basement at that
time. However, we know this claim to be false because the laundry room remained in use by the
tenants of 33 and 31 State Street until November 11, 2024 when Mr. Dinkov informed his
tenants that it would no longer be safe to enter the basement due to his “improving the heating
system” (see exhibit 16). Again, this bolsters our claim he did not live in the building when he
registered it as owner-occupied and that his “evidence” is false.




 Page 13
Text from upstairs tenant:

Mr. Dinkov provided a text from the tenants in Unit 1, just above the area he claimed to live. In
the text he quotes the tenants as saying, “It feels like there is very little separation between us
and anything going on in the basement. This morning you woke us up at 7:30am.” (see exhibit
17). However, when you read the full text, you see it was from November 2 and clearly talks
about hammering and power tools, which makes sense since he was renovating the basement
by this time. As the tenants state in their affidavit, the disturbance on this occasion was caused
by Mr. Dinkov entering the basement with a contractor below their bedroom early in the
morning. The tenants in unit 1 never sent any messages complaining about noise from the
basement prior, because no one was living there.


Appraisals claiming a “finished basement”:

Mr. Dinkov provided partial documentation from three appraisals of the property. Two from
November, 2023, before he purchased the property and one from October, 2024, after he had
owned it for 10 months. Although we do not have the full appraisals, and hence do not know
what he is refusing to share, none of the appraisals describe a dwelling unit in the basement. In
fact, the appraisal from 2024 describes only a laundry room as finished, and it awards the value
of that space at only $12 per square foot, vs $55 per square foot for the livable spaces. The
second appraisal shows three pictures of the basement, none which show a livable space (they
show the laundry room, the meters, and the water heater). And the first says that while the
basement is “finished” it says, “most of the finishings are old and/or damaged” and
recommended that they be removed.

Beyond this, there is no evidence whatsoever that insinuates the boarded up room in the
basement of 33 State St. meets the robust minimum habitability standards for a “dwelling unit”
outlined in Chapter 6 of the City Code, even if all of these other falsehoods were hypothetically
true. From what we can tell, there wasn’t even a toilet.

We could go on and on...


In light of these violations, and this brazen attempt to sidestep the law, gouge his
tenants, and make these three units unaffordable, we request that the Rent Board:

 1.​ Revoke Mr. Dinkov’s primary residence exemption from rent control for 2024.

 2.​ Repeal all rent increases imposed by Mr. Dinkov in 2024 and restore rents back to the
 last compliant rent ($1,225, $1,175, and $1,125 for units 1, 2, & 3, respectively).

 3.​ Require Mr. Dinkov to fully refund tenants the amounts they were overcharged over the
 course of their leases, which, by our account, looks to be at least $725 per month for
 Units 1 & 2, and $975 per month for Unit 3.

 4.​ Ensure that the tenants of Unit 1 and Unit 2 are each given one month’s rent (at the
 illegally high price that they were paying) as compensation for being given less than
 90-days notice to vacate the unit.




 Page 14
 5.​ Due to the egregious nature of these violations, impose fines on Mr. Dinkov similar to
 recent rent board levies: $100 per month per unit for illegal rent increases collected
 ($3,600) and $100 per violation for inadequate notice compensation ($300). Plus, $1,000
 for his filing false information in regard to owner-occupancy, in violation of Section
 6-150.1.

 6.​ Additionally, we request $100 per instance for not providing the tenant rights document
 (as outlined in the amended NOV), $100 for not posting the tenant rights document (as
 outlined in the amended NOV). The landlord was not fined for either of these.

Thank you for your immediate attention to this matter. We are happy to answer any questions
about this complaint and provide additional backup documentation regarding any and all the
matters discussed in this letter.

We request that all communications regarding this complaint be sent to the union in response to
our complaint and all documents pertaining to this investigation be made public upon
completion.

Portland Tenants Union Steering Committee




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 SWORN AFFIDAVIT OF MARIETTA MALLON

​ I, Marietta Mallon, being duly sworn, state as follows:

 1.​ I was a tenant at 33 State St, Unit 1, Portland, Maine, from April 1, 2024 to April 4,

 2025. I lived at this address with my partner, Sophia Thomas, where we rented from

 Mr. Atanas Dinkov.

 2.​ Our lease included access to the laundry room, which took up about half of the

 basement. The rest of the basement was locked and windowless.

 3.​ At the beginning of our lease term Mr. Dinkov told me that he was a renter in

 Ogunquit, ME and he discussed living in Ogunquit on multiple occasions.

 4.​ Our apartment was on the first floor of the three story building and was located

 directly above the basement.

 5.​ Ms. Thomas and I slept in the unit almost every night during the year of our tenancy,

 and in the bedroom above the enclosed area of the basement.

 6.​ Due to the absence of soundproofing between the floor of my apartment and the

 basement, as well as gaps around pipes that allowed light through, I was aware of any

 activity taking place below us. Noises as subtle as a heavy sigh, mumbling, and

 footfalls were audible in our apartment, and when a light was turned on, I could see it

 through the cracks.

 7.​ At no point during the entirety of my tenancy did my landlord, Mr. Atanas Dinkov,

 make the basement of the building his residence. I know this based on what I saw and

 heard, and based on Mr. Dinkov’s own statements to me.

 8.​ From April 1, 2024 to May 4, 2024, Mr Dinkov did not live in the basement, nor was

 he at the property much.



 1


 Page 39
9.​ On May 4, 2024, Mr. Dinkov informed us that he would be out of the country for an

 extended period of time.

10.​On August 13, 2024, he informed us of his return to Maine.

11.​For several days in early September, Mr. Dinkov came to the building after work to

 remove an old oil tank in the basement. The fumes from this process were so strong

 that my partner and I had to spend a night elsewhere. Mr Dinkov confirmed this when

 I texted him about the chemical fumes (see exhibit A).

12.​His work in the basement continued sporadically through Sept/Oct.

13.​On November 2, 2024, I texted Mr. Dinkov to say that this work was disruptive and

 that he and his contractor had woken me and my partner up at 7:30am as they were

 discussing moving the water heater (see exhibit B).

14.​On November 11, 2024, Mr. Dinkov texted all five tenants of 33 State St. informing

 us that it would no longer be safe to use the laundry room because he was “improving

 the heating system” (see exhibit C).

15.​My partner and I went into the basement on November 11, 2024 and saw parts of the

 ceiling ripped out, wires hanging down, wood and rusty metal debris scattered

 throughout the space, and a large portion of the wall torn down (see exhibit D).

16.​On November 24, 2024, a Sunday, the sound of a smoke detector’s low battery beep

 was audible through the floor from the closed section of the basement. When my

 partner texted Mr. Dinkov in our shared group chat at 12:16pm to let him know, he

 replied by saying that he would stop by the property in a few hours (see exhibit E).

17.​After providing notice of lease non-renewal on January 29, 2025, Mr. Dinkov

 informed me that he needed our unit so that he could move into the property.



 2


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Rent payments made by Mr. Dinkov to Ms. Donna Lewis by Venmo from January 2024 - April, 2025




 Page 54
Rent payments made by Mr. Dinkov to Ms. Donna Lewis by Venmo from January 2024 - April, 2025




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10/28/25, 3:47 PM City of Portland Mail - Rent Board Public Hearing - 33 State St (CBL: 044-B-016-001)



 Dylan Orr <dorr@portlandmaine.gov>



  Rent Board Public Hearing - 33 State St (CBL: 044-B-016-001)
  2 messages

  Atanas Dinkov <addinkov01@gmail.com> Mon, Oct 27, 2025 at 12:10 PM
  To: rentboard@portlandmaine.gov

 Hi there,

 My name is Atanas Dinkov and I own the property located on 33 State St (CBL: 044-B-016-001) Portland Maine.
 I am reaching out regarding a request for a hearing submitted by Portland Tenants Union in regards to a
 potential violation of the City of Portland's Rent Stabilization Ordinance.
 Please note that Portland Tenants Union has already notified Housing Safety/Permitting and Inspection
 department regarding potential violation of the City of Portland's Rent Stabilization Ordinance. As a
 result investigation was completed by Adam O’Conner (Rental Registration Inspector Licensing) that concluded the
 property located at 33 State Street was owner-occupied as defined under Sec 6-150.1 of the City Code from January
 2024 to present, exempting the property from Article XII.

 All this started in May 2024 and I do not understand why I have to go through this again?

 I am providing the following information in addition to investigation completed:

 1. Amendment of Notice of Violation and Order to Correct
 2. House inspection completed by Department of Planning and Urban Development CITY OF PORTLAND – please note
 this is a clear evidence Basement Unit was a Legal rentable unit including operational bathroom/shower and toilet.
 3. Property data card – uploaded from City of Portland website. See towards the end of page This is an additional prove
 (besides Home inspection and two apprisals.) regarding Finished Basement status which is considered a livable area.
 4. Extraction Bank statements regarding Venmo Payment – this is a proof I am paying $500.00 per month for an Office
 space including parking plus $70.00 for a Verizon phone line. Bank statements were provided to Adam O’Conner too.
 5. CPA license for the state of Maine. – I need an office to complete my accounting work.
 6. First pages of 2024 tax return and Tax Transcript showing my legal address 33 State street Portland ME.
 7. Copy of Drivers License. - please note I changed my address beginig of the fiscal year 2024.
 8. Copy of email from Portland Tenant Union insisting me paying $35,937.50 to tenants and identifying my going forward
 rents. Just wondering does the union have the right to enforce City of Portland Housing Safety Department Notice of
 Violation?
 9. Portland Tenants Union Constitution – Please see page 3/5 section Financial Reimbursement from Landlords and
 consider the reason and more specifically the incentives Portland Tenant Union is trying to receive. This file was
 dowloanded from Portland Tenant Union website.
 10. Link where the Portland Tenants Union Constitution was found.
 11. Birth Certificate - explaning the reason I spent few months out of the country. I will provide copy of flight tickets if you
 would like.

 Let me know if you have any additionla questions/requests.
 Plese confirm you have received this email and all files attached

 Thank you.




 11 attachments
 CPA License.pdf
 166K
 Bank stmts Venmo payments.docx
 107K
 ID.docx
 488K
https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1847152072845833463&simpl=msg-f:184715207284583346… 1/2
 Page 63
10/28/25, 3:47 PM City of Portland Mail - Rent Board Public Hearing - 33 State St (CBL: 044-B-016-001)

 Gmail - Fw_ NOV for 33 State.pdf
 639K
 Birth Certificate.pdf
 1264K
 LINK Portland Tenants Union Constitution DRAFT link.docx
 14K
 Property data card.pdf
 51K
 PTU Constitution DRAFT (2025) - Google Docs.pdf
 137K
 Amended 33 State Street Notice of Violation (1) - Copy.pdf
 2205K
 Tax return.pdf
 1530K
 33 State St Housing Inspection 4 units.pdf
 3172K


  Dylan Orr <dorr@portlandmaine.gov> Tue, Oct 28, 2025 at 11:30 AM
  Cc: rentboard@portlandmaine.gov

 got it

 Dylan Orr
 Rental Registration Coordinator
 City of Portland
 389 Congress St, Portland, ME
 207-874-8966
 dorr@portlandmaine.gov




 [Quoted text hidden]




https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1847152072845833463&simpl=msg-f:184715207284583346… 2/2
 Page 64
10/30/25, 2:03 PM City of Portland Mail - Rent Board Public Hearing 33 State St - additional information



 Dylan Orr <dorr@portlandmaine.gov>



  Rent Board Public Hearing 33 State St - additional information
  1 message

  Atanas Dinkov <addinkov01@gmail.com> Thu, Oct 30, 2025 at 9:29 AM
  To: rentboard@portlandmaine.gov

 Good morning,
 I am providing additional information regarding my case.
 I am kindly asking to consider Rule 80B of Maine Rules of Civil Procedure according to which each side of the case has
 the right to appeal a City of Portland decision to Superior Court within 30 days.

 Portland Tenants Union DID NOT appeal CIty of Portland decision to Superior Court or to the Rent Board within the time
 frame (30 days) according to rule 80B which is explicitly stated within initial email and Notice of Violation by itself. (See
 attached)
 Notice of Violation was issued on 07/17/2025 and Portland Tenants Union letter requesting public hearing is dated
 09/25/2025. I believe this is about a 70 days time period without response. In my understanding if you do not appeal a
 Government decision within time frame defined in this case by Rule 80b of the Maine Rules of Civil Procedure you agree
 with it.

 Thank you very much for your consideration.




 Rule 80b.pdf
 1160K




https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1847413679445515727&simpl=msg-f:1847413679445515727 1/1
 Page 65
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City of Portland | Permitting and Inspections
Zachary Lenhert, Licensing and Housing Safety Manager


07/17/2025
License #: LTR-006077-2024
Code Case #: RCD2500009

Atanas Dinkov
33 State St
Portland, ME 04101

 AMENDMENT OF NOTICE OF VIOLATION AND ORDER TO CORRECT

A Notice of Violation and Order to Correct (NOV) was issued on 06/24/2025 and required the violations
related to property at 33 State Street (“Property”) to be corrected by 07/24/2025. The NOV alleged
violations of Section 6-155 (d) (providing false information) and of Section 6-234(c) (improper rent
increases) based, in part, on the finding that the Property was not owner-occupied prior to the Owner,
Atanas Dinkov (“Owner”), moving into Unit 1 on or about April 15, 2025.


At the time of an on-site inspection on June 11, 2025, the Owner was residing in Unit 1. Unit 2 was being
renovated, and Unit 3 was tenant occupied. The basement was also being renovated and was torn down to
the studs. Given the condition of the basement, it was determined that the Owner could not have lived in
the basement prior to moving into Unit 1. As a result, the City issued the NOV based on the premise that the
Property was not owner-occupied when the Owner increased the rent in January 2024.


Following the issuance of the NOV, the Owner provided additional information which, after careful review
and consideration, the City finds sufficiently demonstrates that the Owner resided at the Property from
January 2024 to present and, therefore, the Property was exempt from Article XII of Chapter 6 of the City
Code.


In reaching this conclusion, the City considered the following information from the Owner:
The Owner indicated that he resided at the Property from January 2024 to present. The Owner explained
that a personal family situation required him to travel to and from his home country of Bulgaria. The Owner
initially resided in Unit 1, then relocated to the basement of the Property, and moved back into Unit 1 after
the unit was vacated on or about April 15, 2025.


The Owner also provided the following exculpatory information to support his contention that he resided at
the Property at all times relevant to the NOV:
 • A Home Inspection report dated 11/15/2023 from Square One Inspections, Matthew Tycz
 (inspector). The inspection report refers to the basement as “Finished”. The report goes further to
 say, “Most of the basement ceilings, walls, and floors have been covered with interior finishing”.
 The report contains photos of the basement in a finished state.
 • An Appraisal of Real Property report dated 11/17/2023. The report contains photos of the
 basement in a finished state.




389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov


 Page 68
City of Portland | Permitting and Inspections
Zachary Lenhert, Licensing and Housing Safety Manager



 • An Appraisal of Real Property report dated 10/18/2024 from Class Valuation, Christina Strong
 (appraiser). The report refers to the basement as “finished”. The report contains photos of the
 basement in a finished state.
 • A text message from a tenant to the Owner dated 11/2/2024 informing the Owner that the noise
 from the basement was disturbing them. The text states, “the sound of voices when someone
 speaks from below is loud enough that they seem to be almost in the same room with us.” The
 message also states, “This morning you woke us up at 7:30 am.”
 • A Google Maps Street View photo dated December 2024 that shows the Owner’s car in front of the
 building.
 • Three parking tickets with photos that show the Owner’s car in front of the building. The tickets
 are dated 2/6/2024, 5/20/2024, and 8/22/2024.
 • A copy of the Owner’s vehicle registration showing the vehicle cited in the parking tickets is their
 registered vehicle.
 • A signed letter dated 7/1/2025 from Dimitry Shevorski, resident of 31 State St, Apt 3, the letter
 states that in August 2024, the Owner told Mr. Shervorski he “will no longer be able to use the
 washer/dryer that was located in the basement unit of his building because he was going to live
 there. Moving forward, I frequently saw him going in and out of that unit, lights being on there, and
 his car being parked by the building.”
 • A signed letter dated 7/3/2025 from UPS driver Joe Dubber that states, “Based on how often I see
 him making deliveries on 33 State Street Portland ME and nearby I believe Atanas resides at 33
 State Street Portland ME.”
 • A signed letter dated 7/12/2025 from Donna Lewis of 62 Cherry Lane, Ogunquit, ME 03907. The
 letter states that “Atanas Dinkov rents a room in our house in Ogunquit, ME which he uses as a
 workspace from time to time. He pays us $500 per month for the room and a parking space; plus
 $70 per month for his Verizon phone line.” The Owner reports that he uses that space as his office
 to conduct his professional accounting work and does not live there.
 • The Owner presented bank records showing a payment of $570 from his Venmo account.
 • The Owner had their own mailbox at the Property to receive correspondence.


Copies of the aforementioned documents are attached for reference. Given the documents and information
provided by the Owner it can reasonably be assumed that the Property was owner-occupied as defined
under Sec 6-150.1 of the City Code from January 2024 to present, exempting the property from Article XII.


The following violation(s) have been resolved as a result of the additional information received:
 • Sec 6-155(d) – Providing False Information
 • At the time of the Short-Term Rental Registration, the information provided by the Owner was
 accurate. Article VI of the City code requires registration for new owners within 30 days of
 purchase, but does not require the City to be notified if an owner vacates the occupied unit. There
 is no evidence that the Owner rented Unit 1 as a Short-Term Rental while it was occupied by the
 long-term tenant.
 • One count of providing false information will remain for Long-Term Registration. The penalty for
 which is $1,000.
 • Unit 1 was not properly registered as a Long-Term Rental in 2024 or 2025. The Owner will be
 required to register the unit for those years and pay all applicable fees and penalties.



389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov


 Page 69
City of Portland | Permitting and Inspections
Zachary Lenhert, Licensing and Housing Safety Manager


 • Sec 6-234(c) – Increase in Rent of over 10%
 • The property is Owner-occupied as defined by Sec 6-150.1 and exempt from this requirement.

 • Sec 6-236 – Termination of Tenancy
 • The property is Owner-occupied as defined by Sec 6-150.1 and exempt from this requirement.
 • The Owner provided the 30-day minimum notice as required by the State of Maine.

 • Sec 6-234(f) – Remedy
 • The property is Owner-occupied as defined by Sec 6-150.1 and exempt from this requirement.
 • As an exempt property, no rent overcharges remain.



In conclusion, the Owner has demonstrated through contemporaneous documentation and signed letters
that the property was owner-occupied at all times relevant to the NOV. A new Notice of Violation has been
issued with the current violations and sent to the Owner.


Thank you,



Adam O’Connor
Rental Registration Inspector




389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov


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Please see pages: 6/8 and 8/8
Note: This is a clear evidence Basement Unit was a Legal
rentable unit including operational bathroom/shower and toilet.




 Dwelling units 4




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Basement




 Page 93
Page 94
 Four dwelling units




Basement dwelling unit.




 Page 95
Property Search | Portland ME 11/13/23, 5:23 PM


PARID: 044 B016001 33 STATE ST
GAY ERIC H AND HEATHER GAY JTS

Parcel

Parcel ID 044 B016001
Property Location 33 STATE ST
Unit
Living Unit 3
Land Use Code 13 - THREE FAMILY


Land Area (acreage)
Land Area (square footage) .0436
Notes 1899
 44-B-16
 STATE ST 33
 1901 SF
Utilities
 1 - ALL PUBLIC
 -
 -
Owners

Owner GAY ERIC H &
 HEATHER GAY JTS
Address 33 STATE ST
City, State, Zip PORTLAND ME 04101
Deed Date 10/19/2018
Book 35230
Page 147

Assessed Values

Land $197,900
Building $375,200
Total $573,100
Homestead / Veterans Exemption $0
Other Exemptions $0
Taxable Value $573,100

Sales History

Date Price Grantee Grantor Book Page
10/19/2018 $350,000 GAY ERIC H & CBPC HOLDINGS LLC 35230 147
04/16/2010 $330,000 CBPC HOLDINGS LLC MID-TOWN PROPERTIES LLC 27715 023
05/20/2009 $0 MID-TOWN PROPERTIES LLC SIMPSON WILLIAM P 26907 165
03/25/2008 $0 SIMPSON WILLIAM P 25917 129
11/16/2007 $0 MID-TOWN PROPERTIES LLC 25624 059


Residential

Card 1
Style OLD STYLE
Year Built 1900
Stories 3
Attic 1 - NONE
Fuel Type 4 - OIL
Heat System 5 - STEAM
Heat/AC Type 2 - BASIC
Fireplaces 1
Total Rooms 15
Bedrooms 6
Full Baths 3
Half Baths
Basement 4 - FULL
Basement Garage Spaces
Finished Basement Area 200
Basement Rec Room Area
Unfinished/Cathedral Area
Living Area 1,973

Assessment History



https://assessors.portlandmaine.gov/Datalets/PrintDatalet.aspx?pin=0…eq=0&card=1&roll=REAL&State=1&item=1&items=-1&all=all&ranks=Datalet Page 1 of 2



 Page 96
Property Search | Portland ME 11/13/23, 5:23 PM


 Standard Other Taxable
Year Land Building Total
 Exemption Exemption Value
2023 $197,900 $375,200 $573,100 $0 $0 $573,100
2022 $197,900 $375,200 $573,100 $0 $0 $573,100
2021 $197,900 $375,200 $573,100 $0 $0 $573,100
2020 $133,100 $120,000 $253,100 $0 $0 $253,100
2019 $133,100 $120,000 $253,100 $0 $0 $253,100
2018 $133,100 $120,000 $253,100 $0 $0 $253,100
2017 $133,100 $120,000 $253,100 $0 $0 $253,100
2016 $133,100 $120,000 $253,100 $0 $0 $253,100
2015 $133,100 $120,000 $253,100 $0 $0 $253,100
2014 $133,100 $120,000 $253,100 $0 $0 $253,100




https://assessors.portlandmaine.gov/Datalets/PrintDatalet.aspx?pin=0…eq=0&card=1&roll=REAL&State=1&item=1&items=-1&all=all&ranks=Datalet Page 2 of 2



 Page 97
Page 98
 State of Maine
 DEPARTMENT OF PROFESSIONAL AND FINANCIAL REGULATION
 OFFICE OF PROFESSIONAL AND OCCUPATIONAL REGULATION
 BOARD OF ACCOUNTANCY




 License Number CP10739
 Be it known that
 ATANAS DIMITROV DINKOV
 has qualified as required by Title 32 MRS Chapter 113 and is licensed as:
 CERTIFIED PUBLIC ACCOUNTANT




ISSUE DATE EXPIRATION DATE
September 30, 2025 Joan F. Cohen, Commissioner September 30, 2026




  Detach
 STATE OF MAINE STATE OF MAINE
 DEPARTMENT OF PROFESSIONAL AND FINANCIAL REGULATION DEPARTMENT OF PROFESSIONAL AND FINANCIAL REGULATION
 OFFICE OF PROFESSIONAL AND OCCUPATIONAL REGULATION
 BOARD OF ACCOUNTANCY
 35 State House Station
 Augusta, Maine 04333-0035
 (207) 624-8603


 License Number CP10739
 ATANAS DIMITROV DINKOV
 CERTIFIED PUBLIC ACCOUNTANT


 Joan F. Cohen, Commissioner
  ISSUED 09/30/2025 EXPIRES 09/30/2026




 Page 99
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10/26/25, 8:27 AM Gmail - Fw: NOV for 33 State



 Atanas Dinkov <addinkov01@gmail.com>



  Fw: NOV for 33 State
  1 message

  Atanas Dinkov <addinkov@yahoo.com> Sun, Oct 26, 2025 at 8:26 AM
  To: Atanas Dinkov <addinkov01@gmail.com>



 ----- Forwarded Message -----
 From: Portland Tenants Union <info@portlandtenantsunion.org>
 To: "addinkov@yahoo.com" <addinkov@yahoo.com>
 Sent: Monday, July 14, 2025 at 12:33:10 PM EDT
 Subject: NOV for 33 State

 Good afternoon Mr. Dimitrov,

 We are Portland Tenants Union. We represent tenants throughout the city of Portland in regard to rent control issues and
 have helped negotiate a number of settlements to resolve complaints and notices of violation.

 In this case we are reaching out at the request of your former tenants at 33 State Street. As you know, the city of Portland
 issued a notice of violation on June 24, 2025 regarding their tenancies, with a deadline of July 24, 2025 to resolve those
 violations in order to avoid fines and possible legal action. Based on that notice, we believe that you owe the tenants the
 following amounts:
 1-0 | |
 Unit 1 - $10,650 1-1 | | 10,650.00
 Unit 2 - $13,587.50 1-2 | | + 13,587.50
 Unit 3 - $11,700 1-3 | | + 11,700.00
 Please keep in mind 10% would go to the union. See work
 1-T | Total | = 35,937.50 paper PTU Constitution DRAFT 2025 attached.
 And the rents for the units going forward must be set at:

 Unit 1 - $1,125 1 bedroom apartment
 Unit 2 - $1,175 1 bedroom apartment
 Unit 3 - $1,125 2 bedroom apartment

 We are reaching out to see if we can help facilitate the resolution of these matters. We are certainly willing to work with
 you to find the best way to make this work for everyone. As the tenants have asked us to represent them in this matter,
 please reach out to us with any questions and to discuss payment details, rather than contacting the tenants directly.

 We look forward to resolving this matter with you before the deadline of July 24, 2025, so you can present something to
 the city saying the matter is satisfied.

 Sincerely,
 PTU Steering Committee




https://mail.google.com/mail/u/0/?ik=b2a7492f9c&view=pt&search=all&permthid=thread-f:1847047333486892585&simpl=msg-f:1847047333486892585 1/1
 Page 103
See page 3/5 ​Portland Tenants Union Constitution DRAFT​

 ​Table of Contents​
 ​Introduction​
 ​Article I – Name​
 ​Article II – Objectives and Principles​
 ​Article III – Organizational Structure​
 ​Article IV – Membership​
 ​Article V – Tenant Council​
 ​Article VI – Elections​
 ​Article VII – Amendments​

 ​Introduction​

 ​We are a city wide union run by and for Portland tenants. We believe that all people deserve a safe and​
 ​affordable place to live and we are dedicated to fighting for the rights and dignity of all tenants. We​
 ​come from all backgrounds and walks of life, including different races and ethnicities, cultures and​
 ​religions, genders and sexual orientations. We are united by our shared commitment to justice for​
 ​tenants and we are building a powerful union to fight for our rights.​

 ​We prioritize affordability and the fundamental right to housing over the profits of a few wealthy​
 ​landlords, developers, and Wall Street hedge funds. We will work toward a future in which Portland​
 ​guarantees a home for all and where housing is not a speculative investment. Where landlords are held​
 ​accountable to providing safe, well maintained, beautiful housing that is comfortable, stable, and​
 ​affordable.​

 ​Article I – Name​

 ​Portland Tenants Union [PTU].​

 ​Article II – Objectives and Principles​

 ​The objectives of PTU are:​
 ​1)​ ​To educate, organize, and unite Portland tenants.​
 ​2)​ ​To win improved housing conditions and stable and affordable rents.​

 ​Article III – Organizational Structure​

 ​3.1 Annual Membership Convention​
 ​Each year, in January if possible, a Convention of PTU’s membership will decide key matters of​
 ​organization and strategy for the year to come.​

 ​3.2 Tenant Council​
 ​The Tenant Council will carry out the mandate of the membership between Conventions. The Tenant​
 ​1​

 Page 104
​Council will be composed of two Co-Chairs, a Secretary, and a Treasurer, and up to seven (7) members,​
 ​elected by dues-paying Union members.​

 ​Article IV – Membership​

​4.1 Membership Criteria​
 ​1.​ ​All renters in Portland are eligible to become members of PTU.​
 ​a.​ ​A renter shall be defined as any person who pays rent to a landlord for housing or who​
 ​lacks stable housing.​
 ​2.​ ​Any renter who lives in Portland may join PTU by filling out the official member sign up form​
 ​and paying monthly dues.​

​4.2 Rights of Members​
 ​1)​ ​Full backing from PTU in disputes with their landlord.​
 ​a)​ ​Advise members on their rights.​
 ​b)​ ​Contact the landlord on behalf of members, upon request.​
 ​c)​ ​Provide Tenant Advocates to attend meetings with the landlord.​
 ​d)​ ​Recommend lawyers and provide financial support for legal representation, when​
 ​possible and approved by the Tenant Council.​
 ​e)​ ​File complaints on their behalf upon request to the city.​
 ​f)​ ​File complaints on their behalf upon request to the rent board.​
 ​2)​ ​To vote in all Union elections in accordance with these bylaws, agreements directly affecting​
 ​the member as a tenant, and to run for any position on the tenant council.​
 ​3)​ ​To attend, participate, and vote on all questions at the yearly Membership Convention and all​
 ​regular and special membership meetings of PTU.​
 ​4)​ ​To utilize all services provided by PTU and to participate in all social, educational, and cultural​
 ​activities.​
 ​5)​ ​Ability to purchase any PTU merchandise at cost.​
 ​6)​ ​Access to member-only communication channels.​

​4.3 Responsibilities of Members​
 ​1)​ ​Support and defend PTU and members.​
 ​2)​ ​Comply with decisions of PTU made pursuant to this constitution.​
 ​3)​ ​Participate in PTU activities when requested (such as attending rent board meetings, emailing​
 ​city council etc.)​

​4.4 Dues​
 ​1)​ ​Portland Tenants Union collects dues from all Union members to further the activities of PTU,​
 ​such as administrative costs, events, and legal support.​
 ​2)​ ​PTU collects dues as a percentage of rent (minimum .5%, not to exceed 1.5%). Landlords are​
 ​encouraged to stand with PTU in solidarity by pledging to pay these dues on behalf of their​
 ​tenants.​


 ​2​

 Page 105
 ​a)​ ​Tenants receiving public support (section 8, voucher, general assistance, etc) pay dues​
 ​based on their portion of rent.​

 ​Dues Exemptions:​
 ​Tenants may request dues waivers in the following circumstances:​
 ​1)​ ​Rent is more than 50% of monthly income and income is below 80% of median average​
 ​income ($68,500 as of 2024).​
 ​2)​ ​Tenants who are unemployed.​
 ​3)​ ​Unhoused.​
 ​4)​ ​Other extenuating circumstances.​

 ​Financial Reimbursement from Landlords​
 ​In the case that PTU assists a member, or group of members, in receiving monetary​
 ​compensation from their landlord in relation to a violation of tenants rights, a donation of 10%​
 ​is recommended back to PTU from the member.​

 ​Article V – Officers and Tenant Council​

​5.1 Co-Chairs​
 ​1)​ ​The Co-Chairs will be elected by the general membership of PTU. The term of the Co-Chairs​
 ​shall be 2 years with no term limit (terms will be staggered).​
 ​2)​ ​The Co-Chairs are empowered by their elections to carry out the plans and programs decided on​
 ​by the Tenant Council and are responsible for the day-to-day administration of PTU, including,​
 ​but not limited to:​
 ​a)​ ​Facilitates broad rank-and-file participation​
 ​b)​ ​Grows the membership and power of PTU​
 ​c)​ ​Represents PTU publicly and with key coalitional partners​
 ​d)​ ​Drives strategic planning, including providing an annual budget to the Tenant Council​
 ​for approval​
 ​e)​ ​Calls and chairs regular and emergency meetings of the Tenant Council.​
 ​f)​ ​Create committees as needed​
 ​g)​ ​Sign official documents​

​5.2 Secretary​
 ​The Secretary will be elected by the general membership of PTU. The term shall be 1 year.​
 ​1)​ ​Maintain PTU documents and organizational systems​
 ​2)​ ​Maintain PTU communication channels including the website​
 ​3)​ ​Manage membership lists and CRM​

​5.3 Treasurer​
 ​1)​ ​The Treasurer will serve as PTU’s chief fiscal officer.​
 ​2)​ ​The Treasurer will receive, manage, and distribute dues/funds according to the principles of​
 ​PTU, as authorized by the Tenant Council, as executed by the Co-Chairs.​

 ​3​

 Page 106
​5.4 Tenant Council Members​
 ​1.​ ​In addition to the officers, the tenant council shall consist of up to 7 members of the Portland​
 ​Tenants Union willing to take an active role in developing and promoting the activities of PTU.​
 ​2.​ ​Tenant council terms shall be one year, with no term limit.​
 ​3.​ ​The Tenant Council will meet at least 10 times a year and will be chaired by one of the PTU​
 ​Co-Chairs.​​The Council may decide to meet more frequently,​​and may also meet on an area or​
 ​committee basis.​
 ​4.​ ​At any time, one-third of the members of the Council may request that the Co-Chairs Convene a​
 ​special meeting of the Council which must be held within ten days after receipt of such request.​
 ​5.​ ​An elected Tenant Council member who fails to attend three Council meetings in a year,​
 ​without proper excuse, will cease to be a member of the Council. The vacancy will be filled by​
 ​a special election no later than six weeks from the time the vacancy occurs. Procedure for other​
 ​elections, except as otherwise provided in these bylaws, will be determined by the Tenant​
 ​Council.​

​The Tenant Council will have the following powers:​
 ​1)​ ​To formulate plans, programs, and policies for PTU.​
 ​2)​ ​To receive and act upon reports of the Co-Chairs and other​​officers.​
 ​3)​ ​To approve an annual budget recommended by the Co-Chairs, including the expected dues​
 ​level, and authorize the officers to execute said budget.​
 ​4)​ ​To call rent strikes, when authorized by the members direc​tly affected as tenants.​
 ​5)​ ​To recommend a city-wide rent strike with 70% support of the membership.​

  ​5.5 Recalls​
​All Officers and Tenant Councilors may be recalled through procedures developed by the full Tenant​
 ​Council and approved by membership​

 ​Article VI – Elections​
​6.1 Voting​
 ​1)​ ​The officers and members of the Tenant Council shall be elected at the annual Membership​
 ​Convention by majority vote through ranked choice.​
 ​2)​ ​The first two Co-Chairs will be elected to staggered terms (one for two years, and one for one​
 ​year). Thereafter, one or the other will be up for re-election annually.​
 ​3)​ ​The Tenant Council reserves the right to revise these election proceedings after the 2024​
 ​Membership Convention.​

​6.2 Vacancies​
 ​1)​ ​Each officer elected at the Membership Convention shall take office immediately upon the​
 ​officer’s election and shall serve until the officer’s successor is elected.​
 ​2)​ ​In the event of a vacancy in the office of either Co-Chair or the Secretary or Treasurer, the​
 ​remaining Tenant Council will appoint an interim within 30 days of the vacancy until a​
 ​replacement is elected at the next Annual meeting to fill the remainder of the term.​

 ​4​

 Page 107
 ​Article VII – Amendments​

​Amendments to these bylaws may be initiated by:​
 ​1)​ ​A majority vote of the Tenant Council; or,​
 ​2)​ ​A petition signed by ten percent (10%) of the members of PTU who are in good standing.​

​The Tenant Council shall submit the proposed amendment(s) to a vote of the general membership with​
 ​at least 30 days notice at any membership meeting. Amendments will be approved with a 3/5ths vote.​




 ​5​

 Page 108
Portland Tenants Union Cons�tu�on DRAFT

htps://docs.google.com/document/d/1OwHMLK2tMa4NhsbE4bKgZ1CgoH82GdMMiCAtUmhO
5rg/edit?link_id=4&can_id=2a122f020fc2a9cf67d9a1c5332407b9&source=email-ptu-march-
5th-general-mee�ng-2&email_referrer=&email_subject=ptu-goes-to-city-council-and-may-
general-
mee�ng&&&link_id=7&can_id=1be104dc5f419c213ba0cc0�4e5fa94&email_referrer=email_27
21751&&&email_subject=portland-tenants-union-events-this-week&tab=t.0




 Page 109
Page 110
Page 111
Page 112
Page 113
Page 114
Page 115
Page 116
RENT BOARD HEARING
 Tuesday, December 2, 2025



 Page 117
 WHO WE ARE
 Portland Tenants Union was founded by tenants
across the city who came together to defend their
rights. We aim to educate tenants, support them in
addressing violations with their landlord, and help
 submit complaints with the City of Portland.


 Page 118
 We are here today asserting the rights of the
 former tenants of 33 State Street


“Any Tenants Union shall have standing as a party to assert the
 rights or interests of ANY Tenants,individually or
 collectively, under this Chapter in any complaint, appeal, or
 other proceeding …” Sec. 6-234(a) (emphasis added)




 Page 119
Mr. Atanas Dinkov falsely registered 33 State Street as Owner-
 Occupied in order to raise rents well above the allowable
 limits and avoid 90-day notice requirements

 Unit 1: 59.1% - From $1,225 to $1,950
 Unit 2: 61.7% - From $1,175 to $1,900
 Unit 3: 86.7% - From $1,125 to $2,100

 Mr. Dinkov failed to compensate tenants for lease
 termination notice of less than 90 days

“(d) Rental Units within a building containing only two (2), three (3) or four (4) dwelling
units, one of which the property owner currently occupies as his or her principal residence”


 Page 120
 Timeline to Deception
 Jan. 5, 2024
Mr. Dinkov purchased
 33 State Street




 Page 121
 Timeline to Deception
 Jan. 5, 2024
Mr. Dinkov purchased
 33 State Street
 Jan. 10, 2024
 Only units 2 & 3 are
  applied for LTRs




 Page 122
 Timeline to Deception
 Jan. 5, 2024
Mr. Dinkov purchased
 33 State Street
 Jan. 10, 2024
 Only units 2 & 3 are
  applied for LTRs
 Apr. 1, 2024
 All 3 units were
 rented out




 Page 123
 Timeline to Deception
 Jan. 5, 2024
Mr. Dinkov purchased
 33 State Street
 Jan. 10, 2024
 Only units 2 & 3 are
  applied for LTRs
 Apr. 1, 2024
 All 3 units were
 rented out




 Page 124
 Timeline to Deception
 Jan. 5, 2024
Mr. Dinkov purchased
 33 State Street
 Jan. 10, 2024
 Only units 2 & 3 are
  applied for LTRs
 Apr. 1, 2024
 All 3 units were
 rented out




 Page 125
 Timeline to Deception
 Jan. 5, 2024
Mr. Dinkov purchased
 33 State Street
 Jan. 10, 2024
 Only units 2 & 3 are
  applied for LTRs
 Apr. 1, 2024
 All 3 units were
 rented out
 Apr. 17, 2024
 Only units 2 & 3 are
 registered


 Page 126
 False Claim of Owner Occupancy
Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants.

 Apr 1, 2024 Apt 1 rented out




 Page 127
 False Claim of Owner Occupancy
Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants.

 Apr 1, 2024 Apt 1 rented out

 Claimed Apt 1 as
 Apr. 22, 2024
 residence on license




 Page 128
 False Claim of Owner Occupancy
Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants.

 Apr 1, 2024 Apt 1 rented out

 Claimed Apt 1 as
 Apr. 22, 2024
 residence on license

 Claimed Apt 1 as
 Apr. 23, 2024 voting address




 Page 129
 False Claim of Owner Occupancy
Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants.

 Apr 1, 2024 Apt 1 rented out

 Claimed Apt 1 as
 Apr. 22, 2024
 residence on license

 Claimed Apt 1 as
 Apr. 23, 2024 voting address


 July 1, 2024 Claimed Apt 1 on his
 car registration




 Page 130
 False Claim of Owner Occupancy
Mr. Dinkov repeatedly claimed Apt #1 as his residence, a unit that was occupied by tenants.

 Apr 1, 2024 Apt 1 rented out

 Claimed Apt 1 as
 Apr. 22, 2024
 residence on license

 Claimed Apt 1 as
 Apr. 23, 2024 voting address


 July 1, 2024 Claimed Apt 1 on his
 car registration
 Claimed Apt 1 as his
 residence on notarized
 Nov. 7, 2024 STR affidavit
 Only submits 2025 LTRs
 for Units 2 & 3 again
 Page 131
Exposed. Fined.




 Page 132
 And Then The Story Changes
After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit
 1, contradicting every legal document he submitted during the tenancies in question.




 Page 133
 And Then The Story Changes
After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit
 1, contradicting every legal document he submitted during the tenancies in question.


 “And in the beginning of August 2024, he told me that I wil no longer be
able to use the washer/dryer that was located in the basement unit of his
 building because he was going to live there.” Neighbor.




 Page 134
 And Then The Story Changes
After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit
 1, contradicting every legal document he submitted during the tenancies in question.


 “And in the beginning of August 2024, he told me that I wil no longer be
able to use the washer/dryer that was located in the basement unit of his
 building because he was going to live there.” Neighbor.

 “I believe he was residing in his basement unit for a certain time.”
 Neighbor.




 Page 135
 And Then The Story Changes
After this, Mr. Dinkov submited claims that he lived in the basement/laundry room rather than unit
 1, contradicting every legal document he submitted during the tenancies in question.


 “And in the beginning of August 2024, he told me that I wil no longer be
able to use the washer/dryer that was located in the basement unit of his
 building because he was going to live there.” Neighbor.

 “I believe he was residing in his basement unit for a certain time.”
 Neighbor.


“The Owner [told us that he] initially resided in Unit 1, then relocated to the
 basement of the Property...” City of Portland
 Page 136
Now Mr. Dinkov claims to have lived in the basement rather than unit 1.
 However, there was no 4th dwelling unit in the basement.




 Page 137
Now Mr. Dinkov claims to have lived in the basement rather than unit 1.
 However, there was no 4th dwelling unit in the basement.




 Page 138
Now Mr. Dinkov claims to have lived in the basement rather than unit 1.
 However, there was no 4th dwelling unit in the basement.




 Page 139
Now Mr. Dinkov claims to have lived in the basement rather than unit 1.
 However, there was no 4th dwelling unit in the basement.




 Page 140
Now Mr. Dinkov claims to have lived in the basement rather than unit 1.
 However, there was no 4th dwelling unit in the basement.




 Page 141
 Rooming Unit vs Dwelling Unit




 -Mr. Dinkov’s testimony




 -City memo



All parties concede that the basement of 33 State Street is not a dwelling unit.



 Page 142
 Decision Avenue #1:
 Mr. Dinkov needs to have lived in a
dwelling unit to be exempt from rent control




 -33 State Street LTR Registration

 Page 143
 Decision Avenue #2:
Mr. Dinkov provided no evidence that the basement
 unit was his principal residence under the law




 -City memo


The “rental unit” currently under question for owner occupancy is the
 supposed “basement unit”. All of Mr. Dinkov’s tax and government
identifications list Unit 1 as his address, which is a rental unit that was
 occupied by tenants the entire year.


 Page 144
 Decision Avenue #2:
Mr. Dinkov provided no evidence that the basement
  unit was his principal residence under the law




 -City memo




 Page 145
 Decision Avenue #3:
The basement did not, and still does not, meet the
 standards of habitability for a rooming unit




 -Sec. 6-111. Minimum plumbing standards.




 Page 146
 Decision Avenue #3:
The basement did not, and still does not, meet the
 standards of habitability for a rooming unit




 -Sec. 6-111. Minimum plumbing standards.




 Page 147
 Decision Avenue #3:
The basement did not, and still does not, meet the
 standards of habitability for a rooming unit




 -Sec. 6-111. Minimum plumbing standards.




 Page 148
 Decision Avenue #3:
The basement did not, and still does not, meet the
 standards of habitability for a rooming unit




 -Sec. 6-111. Minimum plumbing standards.




 -City memo
 Page 149
 Boarded up windows to 33 State Street
 Basesment. 1/20/2025



Page 150
  Adding to the evidence that the
  basement did not meet the living
  standards of a rooming unit, Mr.
 Dinkov texted his tenants on
 November 11, 2024,
“Based on some safety issues
concern and conversation with
certified plumber the laundry
 room will not be available till
 the end of the year”
 Page 151
 Decision Avenue #4:
Mr. Dinkov did not live anywhere in 33 State St.


All five tenants, occupying all
 three units, confirm, under
oath, that the landlord never
 lived at the property


 Page 152
Mr. Dinkov did not live anywhere in 33 State St.
 Tenants confirm, under oath, that landlord never lived at the property




 Page 153
Mr. Dinkov did not live anywhere in 33 State St.
 Tenants confirm, under oath, that landlord never lived at the property




 Page 154
Mr. Dinkov did not live anywhere in 33 State St.
 Tenants confirm, under oath, that landlord never lived at the property




 Page 155
Mr. Dinkov did not live anywhere in 33 State St.
 Tenants confirm, under oath, that landlord never lived at the property




 Page 156
Mr. Dinkov did not live anywhere in 33 State St.
 Tenants confirm, under oath, that landlord never lived at the property




 Page 157
  Mr. Dinkov’s “Evidence” Doesn’t Add Up


 Mr. Dinkov has failed to provide
  meaningful evidence that he lived
anywhere at 33 State Street during the
 time period in question.


 Page 158
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 The UPS Driver’s note

The letter provided by a UPS driver was signed 3 months
after the tenants had moved out, and does not contradict
 the evidence provided.




 Page 159
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 The Neighboring Landlord’s note

The neighboring landlord claims he could no longer use the
laundry room, as Mr. Dinkov was moving into the basement
 in Aug., 2024. However, the laundry room remained in use
until Nov. 11, 2024, when Mr. Dinkov informed his tenants that
 it would no longer be safe, reducing their rent by $15.
 (As a side note, if what the note said were true, it, again, contradicts his having
 registered 33 State as owner-occupied in April, 2024.)
 Page 160
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 The Parking Tickets

 Mr. Dinkov provided 3 parking tickets from in front of his
 building. Two were imposed outside the time period in
question. Only one covers the time period and it is during
the afternoon – a time when even the tenants testified he
  was sometimes present demolishing the basement.


 Page 161
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 Text From Apt #1

  Mr. Dinkov uses a text from the first floor tenants about
  noise at 7:30am on Nov. 2, 2024 to suggest that he was
there overnight. In truth, the full text references demolition
noise from the basement. The tenants confirm this fact in
 their affidavit.


 Page 162
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 Appraisals

Mr. Dinkov provided two partial appraisals of the property,
 neither of which describe a room that fits the city’s
 habitability criteria for a dwelling unit. Indeed, the 2024
appraisal valued the basement at $12 per sf, vs $55 per sf
 for “Living Areas.”


 Page 163
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 1983 Inspection

 This inspection is 42 years old, and every official
document surrounding his purchase of the property, and
his ownership, shows there are only 3 dwelling units and
only 3 bathrooms in the building, as shown in slides 17-21.




 Page 164
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 Where did he live?

While we cannot prove where Mr. Dinkov lived from 4/1/2024 to
 3/31/2025, (because all his documents claim he lived in Unit 1,
when clearly he did not), nor is it necessary, we suspect he lived
 at 33 Cherry Lane in Ogunquit, as he issued monthly Venmo
payments to the owner of this property often using the “rent”
  emoji 🏠 , which corresponds with what he told his tenants.
 Page 165
 Mr. Dinkov’s “Evidence” Doesn’t Add Up

 Where did he live?

 Despite a note from his landlords claiming that he was merely
  renting office space, a note not given under oath, the same
landlords posted on Mr. Dinkov’s Facebook page over the years:


 “Nasco [his nickname] moved into our home in Ogunquit...”
 “Will clean the crackers off your bed!”
 “See you back at Cherry Lane soon.”
 Page 166
Where Did He Live?
  More than just a rented
 “work space”?




 Page 167
Summary Findings




 Page 168
 Summary Findings

There are only 3 dwelling units in the building.




 Page 169
 Summary Findings

There are only 3 dwelling units in the building.

All 3 dwelling units were occupied by tenants.




 Page 170
 Summary Findings

There are only 3 dwelling units in the building.

All 3 dwelling units were occupied by tenants.

Mr. Dinkov falsely claimed to live in Unit 1.




 Page 171
 Summary Findings

There are only 3 dwelling units in the building.

All 3 dwelling units were occupied by tenants.

Mr. Dinkov falsely claimed to live in Unit 1.

 After our complaint, Mr. Dinkov changed his story to claim he
lived in the unfinished basement.




 Page 172
 Summary Findings

There are only 3 dwelling units in the building.

All 3 dwelling units were occupied by tenants.

Mr. Dinkov falsely claimed to live in Unit 1.

 After our complaint, Mr. Dinkov changed his story to claim he
lived in the unfinished basement.

The basement is not a dwelling unit.




 Page 173
 Summary Findings

There are only 3 dwelling units in the building.

All 3 dwelling units were occupied by tenants.

Mr. Dinkov falsely claimed to live in Unit 1.

 After our complaint, Mr. Dinkov changed his story to claim he
lived in the unfinished basement.

The basement is not a dwelling unit. Nor is it a rooming unit.




 Page 174
 Summary Findings

There are only 3 dwelling units in the building.

All 3 dwelling units were occupied by tenants.

Mr. Dinkov falsely claimed to live in Unit 1.

 After our complaint, Mr. Dinkov changed his story to claim he
lived in the unfinished basement.

The basement is not a dwelling unit. Nor is it a rooming unit.

Regardless, all tenants testified he never lived at 33 State. Ever.

 Page 175
 Conclusion



Mr. Dinkov did not live at 33 State Street in
Unit 1 or the basement between April 1, 2024
 and April 1, 2025.




 Page 176
 Accountability
In light of these violations, and this brazen attempt to sidestep the law, gouge his
tenants, and make these three units unaffordable, we request that the Rent Board:




 Page 177
 Accountability
In light of these violations, and this brazen attempt to sidestep the law, gouge his
tenants, and make these three units unaffordable, we request that the Rent Board:

 1. Revoke Mr. Dinkov’s primary residence exemption.




 Page 178
 Accountability
In light of these violations, and this brazen attempt to sidestep the law, gouge his
tenants, and make these three units unaffordable, we request that the Rent Board:

 1. Revoke Mr. Dinkov’s primary residence exemption.

 2. Repeal all rent increases imposed by Mr. Dinkov in 2024 and require that
 tenants be fully refunded the amounts they were overcharged.




 Page 179
 Accountability
In light of these violations, and this brazen attempt to sidestep the law, gouge his
tenants, and make these three units unaffordable, we request that the Rent Board:

 1. Revoke Mr. Dinkov’s primary residence exemption.

 2. Repeal all rent increases imposed by Mr. Dinkov in 2024 and require that
 tenants be fully refunded the amounts they were overcharged.

  3. Ensure that the tenants of Unit 1 and 2 are each given one month’s rent as
 compensation for being given less than 90-days notice to vacate the unit.




 Page 180
 Accountability
In light of these violations, and this brazen attempt to sidestep the law, gouge his
tenants, and make these three units unaffordable, we request that the Rent Board:

 1. Revoke Mr. Dinkov’s primary residence exemption.

 2. Repeal all rent increases imposed by Mr. Dinkov in 2024 and require that
 tenants be fully refunded the amounts they were overcharged.

  3. Ensure that the tenants of Unit 1 and 2 are each given one month’s rent as
 compensation for being given less than 90-days notice to vacate the unit.

 4. Impose fines on Mr. Dinkov of at least $100 per month per unit for illegal
 rent increases collected; $100 per violation for inadequate notice
 compensation; $1,000 for filing false information in regard to owner-
 occupancy in his STR application; and $100 per instance for not posting the
 tenant rights document.
 Page 181
 City of Portland – Housing Safety Division
 TENANT RIGHTS COMPLAINT

Date of Hearing:
December 2, 2025 - Tabled to December 17, 2025 - Tabled to January 28, 2026


Appellant:
Shelley Swift


Owner Name and Address:
193 York Street LLC

PO BOX 361


Lynnfield, MA 01940

Property Address and Unit:


193 York St, Unit 2


CBL:

044-C-004-001




 Page 182
City of Portland Rent Board
Matthew Lax, Chair
Via email: rentcontrol@portlandmaine.gov, rentboard@portlandmaine.gov

Dear Chair Lax and members of the Rent Board,

Pursuant to the standing granted to tenant unions under section 6-243(a) of the city code, we
submit this appeal under 6-263(e) regarding a retaliatory tenancy termination 191-193 York
Street.

My evidence stands as follows:​
​
Within six months of the tenant sending a complaint to the landlord that they had not received
the appropriate forms required as part of satisfying a signature on the Rental Housing Rights
Document, the landlord sent notice to the tenant that they now must vacate in 30-days (see
exhibit A ) and included a check for two months rent.

I have been in this building for 11 years. I am up-to-date on all of my rent. Since this owner has
purchased this building, they have had many difficulties in their role as a property manager.
They had failed to register the units. They had failed to give proper notice when they increased
rents. They were found in violation and appealed and lost the appeal. They had to pay me back
for the overage that they had charged in April of this year.

 Matt Greico sent me three docusign documents 1 stated I received the money, 2 stated that I
had a 90 day notice for rent increase, and 3, the final document, that was the rental housing
rights document.
When I advise them that I could not sign the form until they gave me the appropriate
disclosures (because the document states that I have received them) I can’t sign it unless I’ve
actually received them. Louann Grieco was combative.
This is the transcript of our text:
Apr 29 2025

shelley swift :

I reached out to Matt several times about trying to address this, but he is unresponsive. Other
than to say that if the math was wrong, then I should just take it out of one of the rents .
One of the documents was asking me to confirm the amount for the reimbursement in the math
was not correct.

 One of the forms that I’m being requested to sign is a statement of acknowledgment of receipt
of disclosure forms that I have not received. Which include :
1 Landlords Disclosure To Tenants Of Radon Gas Hazards
In A Residential Rental Property
2 Energy efficiency disclosure form for a rental units in Maine




 Page 183
3 Lead paint disclosure form
Will you be sending those along?

And the third document regarding the rent increase I corrected the mistakes on that form and
signed it and asked him where to send it and he never responded. Do you want me to send a
photo of that to you?




https://content.civicplus.com/api/assets/a9616b64-2442-4645-b4e3-ffaf645b06ac
Here is the link to access these forms




 Page 184
Louann Grieco:

Shelley you received all those docs previously as a tenant there is no need to send again. You
just need to sign the rent increase and sign the confirmation that you got paid. They are in a
docusign so no need to meet or mail

Thursday May 1

Louann Grieco:
Shelley can you please send over the signed rent increase document today to
Kjmminc@gmail.com

And any other forms you signed



In conclusion
My landlords refused to follow through on their responsibilities as property owners and
landlords. They are very disgruntled that I have one my case against them for their Rent Control
violation. The tenant downstairs from me just moved out and filed their Rent Control violation
against them only days before they sent me this Tenancy termination, and I believe this is a
factor!
There is simply no financial reason for this landlord to terminate the my tenancy. By giving
30-days notice against the tenants’ wishes, the landlord forfeits the 5% bump he might
otherwise be allowed.

In light of this evidence, we ask that the rent board:

 1.​ Find that the landlord has retaliated against me for requesting the appropriate
 disclosure that they are required to supply.

 2.​ That the landlord forfeit all available banked rent at the unit, and all the others, as he
 was not in substantial compliance.

 3.​ That the landlord be fined $200 a day for the retaliatory act against the tenant in until
 the retaliation is withdrawn (the tenant is re-offered the unit for another year, the
 tenant vacates by mutual agreement, or the tenant is evicted by the legal statutory
 process).

Thank you for your immediate attention to this matter. I am happy to answer any questions
about this complaint and provide additional backup documentation, screenshots of text
messages, etc. regarding any and all the matters discussed in this letter.




 Page 185
11/7/2025

Matthew Grieco
Authorized Agent for 193 York Street LLC

Rent Board of Portland, ME
City of Portland
389 Congress St, Portland, ME

Dear Members of the Rent Board,

I am writing to respond to the complaint filed against my company 193 York Street LLC by Shelley Swift and to clarify
my position regarding Unit 2 at 193 York Street, which I purchased in 2020.

Why Shelley is being asked to leave
My plan at the time of purchasing this building was to move into Unit 2 as soon as I could, but, because of certain medical
issues, I have not been able to move in yet. Currently, I’m renting a room that I share with three roommates. I have always
wanted to move into the house I bought in Portland, but I’ve been living in a shared room for two years because of
specific medical issues I’ve faced. Although it would be invasive and embarrassing, I would potentially be willing to
share more information with the Rent Board about my medical history, but I am not willing to publicly broadcast my
private medical information to the world.

At this time, I’ve reached a point where I’m ready to leave my current housing situation and move into Unit 2. I need
additional space for work and personal use, and Unit 2 is the largest unit in the building. The other units are too small for
my needs or have tenants with leases living in them. Shelley does not have a lease and has been a tenant at will for over a
year now. My current living situation no longer meets my personal and professional needs. I need a dedicated work from
home area and I need storage space for work and personal use. Unit 2 is the ideal home for me. It offers the storage space,
off street parking, and location to satisfy all my professional and personal needs.

I want to live in my home, and that’s the only reason Shelley is being asked to leave.

Shelley’s Complaint
I am not aware of any complaints or cases brought by Shelley against me. In May of 2024, the City conducted an audit of
all of the units in 193 York Street and decided that I had made a mistake in how I handled a past rent increase in Unit 2.
To my knowledge, Shelley had nothing to do with the City notifying me of this violation. I was informed by the City that
it was a standard periodic audit being performed without a specific complaint having been made. I exercised my right to
appeal and complied with the City’s requirements in April 2025, over six months ago, when my appeal was denied.

As far as I know, none of that had anything to do with Shelley, and I am not aware of any ongoing complaints from her
relating to rent control or any other topic. In her complaint to this Board, Shelley refers to documents she is claiming I
failed to supply. Shelley lived in Unit 2 when I bought the building, so I have never been required to supply her with any
of the documents she is complaining about. Shelley had already received those documents from the former owner. Even
so, I sent her a complete packet to ensure that she had everything she needed. In her complaint, she provides a link to the
City’s website where the documents are available. Shelley has not only been given the documents by the prior owner and
by me, but she has easy access to download them for herself. Her complaint about not receiving documents seems like a
transparent attempt to manufacture a reason that she should be permitted to occupy my home without my consent.

There is no rent control issue that Shelley asserts she has filed a complaint or appeal about. Her only allegation is that she
refused to sign a form stating that she had received the informational documents that I would only be required to give her
at the commencement of her tenancy based on the City’s ordinances. Her tenancy commenced before I owned the
building. Not only have I provided those documents to Shelley before, the requirement to provide them is not part of the
Rent Stabilization Ordinance, and I don’t understand how her refusal to sign a paper saying she received them has been
brought before this Board. This is not a rent or rent control issue, and, because I don’t really need her to acknowledge
receipt of those documents, it isn’t an issue at all.




 Page 186
Shelley says that communications from my mother Louann Grieco were combative, but it is clear from the conversation
she quotes that they were not. My mother was patient and friendly and clarified that Shelley didn’t need to acknowledge
that she had received the rental documents, even though she had received them from me in the past. She requested that
Shelley acknowledge receipt of a check and a rent increase notice which Shelley is not appealing or complaining about
and which were not connected to her receipt of the tenancy commencement documents that I didn’t need to give her.

My intention to move into Unit 2 has always been consistent, it is important for me in order to move forward with my
plans and the next stage of my life, and I am now prepared to move into and live in my own home. Shelley’s allegations
don’t really make sense, and they have nothing to do with why I want to live in the unit she has been renting.

I appreciate your consideration of my statement and look forward to answering any questions you have at the upcoming
hearing on this complaint.

Thank You,

Matthew Grieco
Mgrieco07@gmail.com
803-221-2100




 Page 187
Gmail - Rent Control - 193 York Street - BLDG0107314 11/6/25, 6:01 PM




 Matthew Matthew <mgrieco07@gmail.com>



 Rent Control - 193 York Street - BLDG0107314
 1 message

 Rent Control- City of Portland <rentcontrol@portlandmaine.gov> Tue, May 28, 2024 at 9:33 AM
 To: MGRIECO07@gmail.com, KJMMINC@gmail.com

 The City of Portland conducts audits of submitted information for registered rental properties to ensure compliance
 with Residential Rental Unit Requirements and Rent Control and Tenant Protections.

 The property located at 193 York Street is due for a review. Please submit the documentation requested in the
 attached letter for staff review within two (2) weeks of the date of this email. Failure to provide the City with the
 requested documents will be considered a refusal to allow an inspection, which is a violation of the City of Portland
 Code of Ordinances, and is subject to civil penalties, potential legal action, and other remedies.

 Please reference case number BLDG2407314. I appreciate your anticipated cooperation, and please contact our
 office by calling 207-874-8900 if you have any questions.


 --
 Licensing and Registration
 389 Congress Street
 Portland, Maine 04101
 rentcontrol@portlandmaine.gov
 207-874-8900

 Notice: Under Maine law, documents - including e-mails - in the possession of public officials or city employees about
 government business may be classified as public records. There are very few exceptions. As a result, please be
 advised that what is written in an e-mail could be released to the public and/or the media if requested.

 193 York RFI.pdf
 269K




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City of Portland | Permitting and Inspections
Zachary Lenhert, Licensing and Housing Safety Manager

05/28/2024
Case Number: BLDG2407314
Business License: LTR-0050803-2023


193 York Street LLC
PO Box 361
Lynnfield, MA 01940


 REQUEST FOR INFORMATION
To Whom It May Concern,


The City of Portland conducts audits of submitted information for registered rental properties to
ensure compliance with Residential Rental Unit Requirements and Rent Control and Tenant
Protections. The property located at 193 York Street is due for a review. Please submit the
documentation requested below for staff review within two (2) weeks of the date of this
correspondence. Failure to provide the City with the requested documents will be considered a
refusal to allow an inspection, which is a violation of the City of Portland Code of Ordinances, and is
subject to civil penalties, potential legal action, and other remedies.

Please provide the following for each Covered unit:
 • A valid rental agreement, rent payment receipt, copy of cashed check, or bank statement
 that validates the rent charged for each unit for the period of June 2020 to Present.
 • Acknowledgement of receipt of the Rental Housing Rights document signed by the current
 tenants of each unit.
 • Copies of any Rent Increase Notices issued.

Additional follow-up documentation may be requested if further investigation is required.

Letters have also been sent to each unit requesting confirmation of registered rental amounts from
the tenants. Be advised, you may be required to reimburse your tenant if it is determined that the
rent being charged for a Covered Unit violates the Rent Control and Tenant Protections Ordinance.

Please respond the City of Portland within two (2) weeks regarding this matter. The requested
documents can be sent to rentcontrol@portlandmaine.gov, faxed to 207-874-8900, or sent via
USPS to 389 Congress St, Licensing and Housing Safety Division, Portland, Maine 04101. If no
response is received within two (2) weeks this matter may be referred to Corporation Counsel for
legal action. Please reference case number BLSG2407314. I appreciate your anticipated
cooperation, and please contact our office by calling 207-874-8900 if you have any questions.

Thank you,



Adam O’Connor
Rental Registration Inspector



 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov

 Page 189
12/9/25, 3:26 PM City of Portland Mail - Retaliation hearing



 Dylan Orr <dorr@portlandmaine.gov>



  Retaliation hearing
  1 message

  Shelley Swift <shelley.j.swift@gmail.com> Tue, Dec 9, 2025 at 3:13 PM
  To: Dylan Orr <dorr@portlandmaine.gov>

 Just to clarify some things, I have listened to the hearing that you provided.

 The building was purchased April 22 of 2020 rent control was approved November 2020 and went into effect on January
 1, 2021.

 Any forms that were created or required were created after he acquired the building.

 Matthew Greco states that he never signed a lease with me which is not true. I have enclosed a copy of the most recent
 lease that I have had signed with him.

 This is not the first thing he lied about during the hearing.

 The only thing provided in that lease was the lead paint disclosure, none of the other documents, tenants rights, or any
 other disclosures were provided at that time. He states that he was not obligated to send them, but that he did send them
 which this shows that his packet which he states he has all of the documents and does not provide any of the documents
 that he states provide “the packet”

 He states he provided the disclosure links, which is not forms that have been filled out and completed and signed.

 I’m not sure why no one requested to see a copy of this packet that he has that he has completed that he supposedly is
 providing for every new tenant?!?!

 The initial date that he provided notice to me about termination of my tenancy was Friday, August 29.
 After that initial month, he realized that he didn’t provide the documents properly so he resent them , with a lawyers
 assistance , in October.

 The apartment below me which she states is a “comparable size”, Was vacant Two days after he provided me my notice
 of termination so he knew about the vacancy and that it would be available a month prior to that. So for an entire month,
 he knew that there would be an open unit that was comparably sized to mine that he could move into right away as he
 does state he needed to move in “as soon as possible”
 The difference from my unit to the unit below is about proximately 43 ft.² difference.

 He did not offer to allow me to move into the lower unit at any point, which he could have done if he would have wanted to
 keep me as a tenant which means he did not want to keep me as a tenant.

 The new tenant moved in in September to the unit below me. Why if he was looking to get into the building as soon as
 possible did he not take that unit?

 I feel that Matthew Greco has some serious confusion about what his role is as a property manager/landlord/owner of the
 building when he states that he is not required to provide documents. He falsely believes he is not required to have them
 signed and he is not required to follow regulations that are required by the city and that he “finds it disgusting “ that he’s
 being held Accountable for them! Whether those rules are documents or rent control rules, or city ordinance.

 I believe the fact that I am calling him out for violating those ordinances and rules and violations is why he is retaliating by
 terminating my tenancy.

 I believe the copy of the lease below is proof that I was not provided with any additional documentation as it would’ve
 been a part of “the packet.”
 (As he calls it In his testimony)

 One question that I do have is Christopher Moore brought up a good point about if a buyer buys the property do
 the disclosures need to be provided and someone asked if he had ever signed a lease with me and he stated no,

https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1851063001204217723&simpl=msg-f:1851063001204217723 1/2
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12/9/25, 3:26 PM City of Portland Mail - Retaliation hearing
 my question would be when we signed that new lease would that be considered, the commencement of a new
 tenancy ??

 I believe since he purchased the building before rent control began these documents that needed to be required
 were required after rent control started, that he was required to provide them to me not The previous owner.

 He states at some point that he walked past me as I walked into the back of the building, which makes no sense. The
 back of the building when me and I would walk into my bedroom and not my kitchen I only always use the front door my
 car is parked closest to the front door and I’ve always use the front door for entrance. Regardless of if he saw me, walked
 past him why did he come up and knock on my door to discuss things if he felt the need to do that! It was a lie, and it
 didn’t happen. I was never avoiding him. I responded to his text messages in a timely manner.

 When his mother called me, I sent her a text message requesting that she sent any information that she needed to say or
 provide to me through email or text message , because I was advised by Pine Tree Legal that I should not have
 conversations I needed Documentation.

 Please let me know if you have any additional questions. Please let me know if you have received the text
 message threads that you requested I provide to you.




 191 York lease January 1 22 to November 30 23.pdf
 505K




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 City of Portland – Housing Safety Division
 TENANT RIGHTS COMPLAINT

Date of Hearing:

December 17, 2025 - Tabled to January 28, 2026


Appellant:
Lizeth Gallardo


Owner Name and Address:

Redfern WEP LLC

120 Exchange St, Ste 330

Portland, ME 04101


Property Address and Unit:


183 Brackett St, Unit 208


CBL:

045-E-039-001




 Page 198
11/20/25, 3:20 PM City of Portland Mail - Retaliation Concern & Non-Renewal of Lease



 Dylan Orr <dorr@portlandmaine.gov>



  Retaliation Concern & Non-Renewal of Lease
  Lizeth Gallardo <liz.gaall@gmail.com> Mon, Nov 17, 2025 at 6:52 PM
  To: Rentboard@portlandmaine.gov


 Hello,



 I hope you are well. I am writing to provide an important update regarding my living situation at 183 Brackett Street,
 Apartment 208, Portland, Maine. After approximately four years of tenancy during which I maintained rent payments and
 complied with lease obligations, I submitted a formal written maintenance complaint to my landlord and property
 management on a date in September 2025, to which I received no written response. On October 2, 2025, a noise
 complaint was called in against my unit. Shortly thereafter, on October 8, I was issued a written lease‐violation notice by
 my property manager, citing “obnoxious behavior” and referencing the earlier noise complaint. I responded by email
 acknowledging receipt of the notice, pointing out procedural concerns (including the inclusion of my guarantors despite
 lease language and Maine privacy statutes), and stating that I preferred all future communication be directed to me and
 my co‐tenant. The next day I submitted a complaint via Portland 311, which the Housing Safety Division officially
 assigned. Then, on November 17, 2025, I received a 90-day notice of non-renewal of lease from my landlord—less than
 six weeks after my municipal complaint. In addition to the non-renewal, maintenance entered my unit to move the washer
 and dryer and left my home in disrepair: rugs and padding were pulled up and not replaced, debris and dust were left on
 my clothing, bathtub and floors were dirty, and I noticed new scratches on the floor. Given the sequence—complaint,
 violation, complaint to city, non-renewal—this appears to match the legal definition of retaliation under local Portland
 tenant protections and Maine statute. I believe I have acted in good faith at all times and request your assistance in
 reviewing this matter for possible retaliatory treatment by my landlord. I am more than willing to submit supporting
 documentation including the maintenance complaint, email correspondence, lease‐violation notice, non‐renewal letter,
 and photographic evidence of the damage and condition in my unit. Thank you for your time and for the work you do to
 protect tenant rights. I look forward to your guidance on how best to proceed.



 Sincerely,

 Lizeth Gallardo

 Tenant, Apartment 208

 183 Brackett Street

 Portland, ME 04102




https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1849083644029566772&simpl=msg-f:1849083644029566772 1/1
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11/26/25, 9:31 AM City of Portland Mail - Retaliation Concern & Non-Renewal of Lease



 Dylan Orr <dorr@portlandmaine.gov>



  Retaliation Concern & Non-Renewal of Lease
  Lizeth Gallardo <liz.gaall@gmail.com> Wed, Nov 19, 2025 at 10:53 AM
  To: Dylan Orr <dorr@portlandmaine.gov>


 Hi Dylan,



 Thank you for your email. I’m writing to provide the full timeline and to request that this matter be reviewed as soon as
 possible. The way the notices were handled has caused me stress, and I want everything to be clearly documented.

 On September 28, maintenance entered my unit to replace a gasket. When I came home, my apartment had been left in
 very poor condition. My rugs and rug padding had been displaced and balled up, my socks were covered in dust, my
 bathtub had dust inside it, and all of my paper towels had been used. My kitchen rug was also stained. My partner later
 told me they had cleaned part of the heat pump in our sink, which explained the staining. I emailed Ethan with photos. He
 called the next day, but there was no written follow-up and he never came to look at the scratches or the condition of the
 apartment, which worried me because of the impact on our security deposit.

 On October 2, at around 2:40 in the morning, my partner and I had a brief argument. It was loud for a moment and then
 ended. Later that morning, around 7:30, we argued again. At about 7:35, Ethan knocked on our door and said a neighbor
 had reported noise. He left shortly after. At around 7:46, the Portland Police arrived. They said everything was fine, took
 no names, issued no citation, did not separate us, and left within minutes.

 On October 8, I returned home from work and found a written lease violation taped to my door. This was our first and only
 violation during the time we have lived here. Throughout almost four years of tenancy, we have never had any complaints,
 and we have always paid rent on time without any issues. Because of that history, it was very surprising to receive a non-
 renewal over a single incident that happened that morning. The notice referenced both the 2:40 a.m. and 7:30 a.m.
 moments and stated that a neighbor had reported noise, describing it as “yelling/obnoxious behavior.”

 That same evening at 5:37 p.m., I submitted a housing concern through the Portland Fix-It system regarding the
 maintenance issues and the violation. Around 6 p.m. that same day, Ethan emailed us the violation again and copied both
 of our guarantors, even though this was not a financial issue. This was extremely uncomfortable because it was a private
 matter between me and my partner. I emailed him back and explained that guarantors are only responsible for financial
 obligations and should not have been included. He did not reply until October 9 at 9:47 p.m., and his message simply said
 that including guarantors was courtesy, without addressing my concerns. After that, communication stopped.

 On November 17, I came home around 4:20 and there was nothing on my door. I left briefly around 5:30 to go to the
 grocery store, and when I returned around 6:20, there was a 90-day non-renewal notice taped to my door. The email
 version of the notice appeared in my inbox at 6:27 p.m., also after business hours. This timing felt very unsettling.

 I also want to note that Ethan lives in my building. I have lived here for almost four years and have never felt
 uncomfortable until recently, but receiving notices after hours from someone who also lives in the building has made me
 uneasy. The timing raised concerns for me in relation to the issues I had reported earlier.

 This is the complete timeline. I appreciate your help reviewing this, and I can provide photos, emails, or anything else the
 Board may need.



 Thank you,

 Lizeth Gallardo, Peterson Silk

 183 Brackett st unit 208

 Portland, ME 04102


 [Quoted text hidden]

https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1849234664340262440&simpl=msg-f:1849234664340262440 1/2
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11/26/25, 9:31 AM City of Portland Mail - Retaliation Concern & Non-Renewal of Lease
 [Quoted text hidden]
 Notice: Under Maine law, documents - including e-mails - in the possession of public officials or city employees about
 government business may be classified as public records. There are very few exceptions. As a result, please be
 advised that what is written in an e-mail could be released to the public and/or the media if requested.




https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permmsgid=msg-f:1849234664340262440&simpl=msg-f:1849234664340262440 2/2
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Page 202
 WRITTEN NOTICE OF LEASE VIOLATION
October 8th, 2025

TO: Peterson Silk, Lizeth Gallardo, and All Other Occupants
 183 Brackett St, Apt. 208
 Portland, ME 04102

RE: Premises located at 183 Brackett St, Apt. 208, Portland, Maine 04102

 NOTICE OF LEASE VIOLATION

It is the position of the Redfern WEP, LLC, (Landlord) that you are in violation of the terms and conditions of your lease.
You are in violation of the following covenants of your Lease for the Premises located at 183 Brackett St, Unit 208,
Portland, Maine, 04102 and your lease dated March 4, 2025.

20. PROHIBITED CONDUCT. You, your occupants or guests, or the guests of any occupants, may not engage in the
following activities: behaving in a loud or obnoxious manner.

The below-described events are violations of your lease that you have engaged in conduct that is disruptive and
disturbing to the tenants, neighbors and the landlord as well as specific violations of the lease as set forth below. You are
hereby notified that this is in direct violation of your lease at 183 Brackett St, Apt. 208, Portland, Maine 04102. Please
note this is your first written lease violation.

You have engaged in the following lease violation:

On the morning of Thursday, October 2, 2025, a noise complaint was filed for loud, obnoxious behavior starting at
2:50AM, interrupting the sleep of neighbors. A second incident occurred around 7:30AM the same morning, which police
responded to. This is the 2nd noise complaint filed; therefore an official lease violation is being issued.

Each of these events is a specific and individual violation of your lease.

This written lease violation is without prejudice to the Landlord’s right to pursue eviction proceedings against you.

If a forcible entry and detainer eviction court action is commenced against you, you have the right to contest this notice
and defend the termination and eviction action in court.


 Redfern Properties, Landlord
 Ethan Shrestha
 Property Manager
 Representative of Redfern WEP, LLC




 Redfern Properties | 120 Exchange St. Suite 330, Portland, ME 04101 | (207) 261-5151 | liveredfern.com




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 NINETY (90) DAY NOTICE OF NON-RENEWAL OF LEASE
Date: 11/17/2025

From: Redfern WEP, LLC

To: Lizeth Gallardo, Peterson Silk, and All Other Occupants
CC: Guarantor

Re: Property located at 183 Brackett St. Apt 208, Portland, ME 04102

This letter is notice to you that the current Lease/Rental Agreement for the above
described premises will expire at midnight on March 3rd, 2026 and that this lease will not
be renewed per Section 3 and 43 of your lease.

You are required by law to surrender the premises to Redfern Properties, LLC upon lease
expiration no later than March 3rd, 2026. Please return the premises to the same
condition as you found it upon move-in, normal wear and tear excepted. You are required
to return all keys when vacating the premises no later than March 3rd, 2026.

You are hereby notified and advised that your Lease in the above captioned premises is
hereby terminated at the expiration of March 3rd, 2026 and you are further notified
that you are to vacate said premises by no later than March 3rd, 2026.

This Ninety (90) Day Notice of Termination and Notice to Quit does not relieve you from
your obligation to pay the full amount of rent due and owing to the Landlord. If you do
not pay said amounts to the Landlord in accordance with Maine law, the Landlord will
take appropriate actions, including legal proceedings, to collect all amounts owed. You
are not permitted to apply your security deposit being held by the Landlord to your last
month's rent.

If a forcible entry and detainer eviction court action is commenced against you, you
have the right to contest and defend this Notice the termination and eviction in court.

Signature:


Ethan Shrestha
Property Manager
Redfern Properties, LLC

Re: Property located at 183 Brackett St. APT 208, Portland, ME 04102


 Redfern Properties, LLC | 120 Exchange St. Suite 330 | Portland | ME | 04101 | 207-261-5151

 Page 220
 MAINE JUDICIAL BRANCH

 RESIDENTIAL FORCIBLE ENTRY AND DETAINER (EVICTION)
 INFORMATION SHEET AND MEDIATION REQUEST

You have been served with an eviction notice OR a court complaint and summons with your scheduled court
date and time. Here is some important information that may help you.

PLEASE NOTE: If you do not go to court on the date your case is scheduled, you will likely lose your case and
have to move out of your home.

 HELP AND INFORMATION:

Legal Help – You might be able to get free help from a lawyer:
 • Pine Tree Legal Assistance (PTLA) is free for low-income tenants.
 Hotline hours are Monday 12:00 – 2:30, Tuesday and Thursday 9:00 – 11:30. Call 207-774-8211.
 • Legal Services for Maine Elders – is free for those 60 and older: Call 1-800-750-5353.

Information - Find out more!
 • PTLA holds a free information session about the eviction process in Maine every Tuesdays at 9:00 am.
 Go to ptla.org/fed for phone or internet options to learn more about the eviction process in Maine.

 NOTICE TO QUIT OR NOTICE TO TERMINATE

The “notice to quit” or “notice to terminate” is generally the first step a landlord must take to start an eviction
case against you. Once the notice period ends, your landlord may file an eviction case (called a “forcible entry
and detainer” case) against you by having a sheriff give you a summons and complaint that tells you when to
come to court. It is important to get legal help. If you can’t afford an attorney, you may call PTLA or Legal
Services for the Elderly. Their phone numbers are above. You may be eligible for free legal help.

 COURT HEARING DATE

  Go to Court: If you have been given a court summons, you must attend your court hearing on the
 date listed on the summons. The summons says when to go to court for your hearing, and if the
 hearing will be by video or phone, how to join. If you do not attend your hearing, you may be evicted.
  Mediation: You can ask for mediation. Mediation gives you the chance to settle your case. You can ask
 for mediation before the hearing date using the Request for Mediation Form (see next page). You can
 also ask for mediation at the court. Alternatively, the judge might order your case to mediation.
  Hearing: If your case does not settle in mediation, the judge will hold a hearing to listen to both sides
 and decide what will happen.

ADA Notice: The Maine Judicial Branch complies with the Americans with Disabilities Act (ADA). If you need a reasonable
accommodation, contact the Court Access Coordinator, accessibility@courts.maine.gov, or a court clerk.
Language Services: For language assistance and interpreters, contact a court clerk or interpreters@courts.maine.gov

CV-256, Rev. 04/24 Page 1 of 2 www.courts.maine.gov
Residential Forcible Entry and Detainer
(Eviction) Information Sheet and
Mediation Request
 Page 221
 MAINE JUDICIAL BRANCH

 MEDIATION

What is mediation?
In mediation, a neutral person approved by the court tries to help the parties come to an agreement. This
person is called a mediator and is trained to help parties explore solutions without taking sides.

Options for agreement: Some options for agreement are: a payment plan for back rent to keep a tenant in the
rented home, setting a move-out date, a plan for repairs, a reasonable accommodation for a disability, or
some other solution that the tenant and landlord both agree to. Mediation is usually held in person but can be
held remotely by video or phone.

Who will be there?
The mediator, you, your lawyer if you have one, the landlord and the landlord’s lawyer if they have one.
Others might also be present for support.

How to ask for mediation:
If you would like to mediate your case, send or bring the Request for Mediation form below to the court. You
can also write a letter to the court. You can ask for mediation at court when you go on the hearing date.

 Questions? Contact the court at the number listed on the summons.

 REQUEST FOR MEDIATION

 I would like mediation in my case.
I am (select one) the defendant (tenant) the plaintiff (landlord).
My Name is (please print):
My cell phone number is:
My email address is:
The name of the other party listed on the summons and complaint is:
To the best of my knowledge, the other party’s cell phone number is:
To the best of my knowledge, the other party’s email address is:
The address of rental property is:

Date (mm/dd/yyyy): ►
 Signature

 Personal information in this form will be used only for court purposes and will not be shared with the public.


ADA Notice: The Maine Judicial Branch complies with the Americans with Disabilities Act (ADA). If you need a reasonable
accommodation, contact the Court Access Coordinator, accessibility@courts.maine.gov, or a court clerk.
Language Services: For language assistance and interpreters, contact a court clerk or interpreters@courts.maine.gov

CV-256, Rev. 04/24 Page 2 of 2 www.courts.maine.gov
Residential Forcible Entry and Detainer
(Eviction) Information Sheet and
Mediation Request
 Page 222
 City of Portland – Housing Safety Division
 LANDLORD APPLICATION FOR RENT INCREASE SUMMARY


Date of Hearing

January 28,2026



Owner Name and Address

Justin Theberge

14 Dry Pond Rd

Gray, ME 04039



Agent Name and Address

N/A



Property Address

8 Massachusetts Ave, all 3 units



CBL

186-D-024-001



Tenants/Interested Parties

Yes




 Page 223
 City of Portland Permitting and Inspections Department Landlord
 Worksheet/Petition for Rent Board Approved Increase Rent Increase using
 Fair Return Standard: Maintenance of Net Operating Income (MNOI)

Note to Applicants
All information and documentation provided in this application will be made available to the public,
pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact
sensitive information contained herein, including, but not limited to bank account information, debit
card or credit card information, government-issued identification information, personal contact
information such as phone numbers, email addresses, tenant or employee names, or other personally
identifying information. The Rent Board may act within its authority to request any additional
information it deems pertinent to the application at hand.

Introductory Information
A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and
reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly
compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected
standards.
Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of
Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from
a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves
that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during
that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent
Board.
 1. Presumption of Base Year Net Operating Income
 It shall be presumed that the net operating income received by the landlord during the calendar year
 2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which
 case an adjusted Base Year Net Operating Income shall be used.
 2. Fair Return
 A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating
 income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the
 Base Year. It shall be presumed this standard provides a Fair Return.
 3. Base Year:
 a. Calendar year 2019 is the Base Year.
 b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return
 petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as
 the “current year” in the prior petition.
 c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws
 or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base
 Year shall be the year the Unit entered the marketplace.
 4. Current Year
 The “current year” shall be the calendar year preceding the petition.
 5. CPI (Consumer Price Index)
 The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All
 Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor
 Statistics Data (bls.gov)].
 6. Limits of Allowable Rent Increases in Any One Year
 If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in
 excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent.


 Page 224
General Information About the Property
 8 Massachusetts Ave
Street Address: ___________________________________________________________________________
 186-D-024-001
Parcel Numbers(s): ________________________________________________________________________
 2015
Year Property Purchased by Current Owner: ____________________________________________________
 3
Total Number of Units on the Property: ________________________________________________________
 3
Total Number of Units Affected by Proposed Rent Increase: ________________________________________
Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No
If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________
________________________________________________________________________________________

I. Landlord Information
Name: Justin Theberge
 __________________________________________________________________________________
 207-740-5653
Phone(s): _______________________________________________________________________________
 14 Dry Pond Rd
Business Address: ________________________________________________________________________
 Gray, ME, 04039
City, State, Zip: ___________________________________________________________________________
 justin.theberge5@gmail.com
Business E-mail: __________________________________________________________________________

II. Agent Information (if applicable)
Name: __________________________________________________________________________________
Phone(s): _______________________________________________________________________________
Business Address: ________________________________________________________________________
City, State, Zip: ___________________________________________________________________________
Business E-mail: __________________________________________________________________________

III. Services
Please check the applicable box to identify the manner in which each service is paid.
 Paid by Landlord, but Landlord pays service
 Tenants pay service
 not passed through to and passes cost
 directly
 Tenants through to Tenants
 Gas 
 ✔  
 Electricity  
 ✔ 
 Water 
 ✔  

 Sewer 
 ✔  
 Garbage   

 Other:   




 Page 225
IV. Changes to Services
Briefly describe the services provided to the rental units. Include all services provided and state which services
are provided without additional charge.

Landlord provides lawn care, snow removal, sanding and landscaping for no additional charge to the tenants as
well as all maintenance within each unit.




If there have been any changes to the services listed above or in the responsibility for their payment since the
base year, please explain:

No, change to the above services since the base year.




 Page 226
V. Income and Expense Explanation and Calculation
Calculation of Net Operating Income
Net operating income shall be calculated by subtracting operating expenses from gross rental income.

Gross Rental Income
Gross rental income includes:

 • Scheduled rental income at one hundred percent (100%) occupancy plus all other income or
 consideration received or in connection with the use or occupancy of the Rental Unit.
 If there is a change in the number of rental units between the Base Year & Current Year, the rental
 income and expenses for the same number of units shall be used in calculating the net operating
 income for both periods. The purpose of this provision is to provide a fair compensation between the
 Base Year and the Current Year.
 • Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the
 Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent
 Program shall attribute rental income calculated on the basis of average rents for comparable units at
 the property that were most recently rented. If no comparable units on the property were rented within
 the last two years, initial rents for comparable units in the City may be used if there is no other basis for
 its calculation.
Gross rental income shall not include:

 • Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant;
 • Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost
 pass-through basis if they are regulated by state or local law)

VI. Operating Expenses
Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including:

 • Management Expenses;
 • Utility Costs except a utility that are paid directly by the tenant(s);
 • Real Property Taxes Assessed and Paid;
 • Insurance;
 • License, Registration and other Public Fees;
 • Landlord-performed Labor;
 • Legal Expenses;
 • The Amortized Costs of Capital Improvements; and
 • Other Reasonable Operating Expenses.
Operating expenses shall not include the following:

 • Mortgage principal or interest payments or other debt service costs and costs associated with obtaining
 financing;
 • Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of
 any other provision of law;
 • Land lease expenses;
 • Political contributions and payments to organizations or individuals which are substantially devoted to
 legislative lobbying purposes;
 • Depreciation;
 • Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security
 Deposit, insurance settlement, judgment for damages, settlement or any other method or device;
 • Unreasonable increases in expenses since the Base Year;
 • Expenses associated with the provision of master-metered gas and electricity services;


 Page 227
 • Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair
 work or the failure to complete necessary replacements. (For example if a roof replacement is
 unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water
 damage occurred as a result of the unreasonable delay, that expense would not be allowable to
 support a fair return); and
 • Unreasonable Expenses.

Claim for Base Rent Adjustment
A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts were
disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a requested
adjustment is provided and sufficiently compelling enough to show that special or peculiar circumstances
prevented the landlord from receiving a fair return on investment during that period. Landlords may rebut the
presumption that the Base Year net operating income provided a fair return. If a claim is made on this basis,
the petitioner must complete Section XIX, Claim for Adjustment of Base Year Net Operating Income and
Associated Rent Adjusted Claim at the end of this Application.
Check here  if a claim for a Base Year Rent Adjustment is included in this application and complete
Section XVIII of this Application.




 Page 228
VII. Income Worksheet
 Base Year (2019) 1 Current Year (2024)

Rental Income

1. Gross scheduled rental income (total for 46,200 52,320
 $ __________________ $ __________________
the calendar year) including uncollected rent.

2. Portion Attributable to Vacancy 0
 $ __________________ 0
 $ __________________

Fees (indicate what fee is for):

3. Late fees 0
 $ __________________ 0
 $ __________________

4. List fees, other than utilities, collected for
 $ __________________ $ __________________
services & amenities not included in rent

5. ____________________________ $ __________________ $ __________________

6. ____________________________ $ __________________ $ __________________

7. ____________________________ $ __________________ $ __________________

Other Income (list separately by type) 2:

8. ____________________________ $ __________________ $ __________________

9. ____________________________ $ __________________ $ __________________

10. ___________________________ $ __________________ $ __________________

Fees charged by landlord for Utilities

11. Gas 0
 $ __________________ 0
 $ __________________

12. Electricity 0
 $ __________________ 0
 $ __________________

13. Water 0
 $ __________________ 0
 $ __________________

14. Sewer 0
 $ __________________ 0
 $ __________________

15. Garbage & Recycling 0
 $ __________________ 0
 $ __________________

Other Utilities (list separately by type):

16. ___________________________ $ __________________ $ __________________

17. ___________________________ $ __________________ $ __________________

18. TOTAL INCOME 46,200
 $ __________________ 52,320
 $ __________________

(add only lines 1 and 3-17)


1 or an alternative year in the event of extenuating circumstances.


2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income.




 Page 229
VIII. Operating Expense Worksheet
Additional operating expense items can be listed for this worksheet using separate page(s) as needed.

 Base Year (2019) Current Year (2024)

1. Assessments $ __________________ $ __________________

2. Real Property Taxes 7,012.74
 $ __________________ 8,967.22
 $ __________________

3. License Tax/Fee 0
 $ __________________ 186
 $ __________________

4. Rent Board Registration Fees 0
 $ __________________ 142.50
 $ __________________

5. Insurance 1,419
 $ __________________ 2,371
 $ __________________

6. Accounting $ __________________ $ __________________

7. Legal (explain types of legal expenses) $ __________________ $ __________________

8. Manager /Management Services $ __________________ $ __________________

9. Security $ __________________ $ __________________

10. Office Supplies $ __________________ $ __________________

12. Normal Repairs $ __________________ $ __________________

13. Owner-Performed Labor $ __________________ $ __________________

14. Plumbing Maintenance $ __________________ $ __________________

15. Pool Maintenance $ __________________ $ __________________

16. Landscape Maintenance/snow removal 550
 $ __________________ 600
 $ __________________

17. Other Maintenance $ __________________ $ __________________

18. Parking Lot/Street Maintenance $ __________________ $ __________________

19. Gas (separately metered only) $ __________________ $ __________________

20. Electricity (separately metered only) $ __________________ $ __________________

21. Water 1,424.47
 $ __________________ 1,869.59
 $ __________________

22. Sewer $ __________________ $ __________________

23.Amortized portion of Capital Expense
(see Sections X, XI and XII column (i)) $ __________________ 3,954.85
 $ __________________

24. Vandalism Repairs $ __________________ $ __________________

25. Uninsured Damages $ __________________ $ __________________

27. TOTAL OPERATING EXPENSES 10,406.21
 $ __________________ 18,091.16
 $ __________________




 Page 230
IX. Allowances for Capital Improvements
Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover
the amortization of those costs. A capital improvement shall be any improvement to a unit or property which
materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and
has a useful life of more than one year and a direct cost of $250.00 or more per unit.
Allowances for capital improvements shall be subject to the following conditions:
 1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in
 Section XI, unless it is determined that an alternate period is justified based on the evidence presented
 at the Rent Board hearing.
 2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a
 provision of Portland Code or state law where the original installation of the improvement was not in
 compliance with code requirements.
Example of a Capital Improvement with Amortized Expenses and an Interest Allowance:
Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed
covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in
the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable
interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of
the capital improvement per month is:




 Total Principal &
 Capital Improvement Interest Total Interest – Life of
 Period Interest – Life of
 Cost Allowance Improvement
 Improvement


 10 years
 $20,000 5.88% $26,500.52 $6,500.52
 (120 months)



  Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit

 $2,650.05 $220.84 4 $55.21




 Page 231
X. Amortization Period of Capital Years
 Improvements/Expenses
In amortizing capital improvements/ expenses, the Screen Doors 5
following schedule shall be used to determine the
amortization period of the capital improvements
 Fencing and Security* 5
and expenses. Improvements add to the health &
safety of the rental unit.
 Management 5
 Years
 Tenant Assistance 5
 Appliances

 Air Conditioners* 10
 Structural Repair and Retrofitting
 Refrigerator* 5
 Foundation Repair* 10
 Stove* 5
 Foundation Replacement* 20
 Garbage Disposal 5
 Foundation Bolting* 20
 Water Heater* 5
 Iron or Steel Work 20
 Dishwasher 5
 Masonry-Chimney Repair* 20
 Microwave Oven 5
 Shear Wall Installation* 10
 Washer/Dryer 5
 Electrical Wiring* 10

 Elevator* 20
 Basic Items

 Fans* 5
 Fencing
 Cabinets* 10
 Chain 10
 Carpentry 10
 Block 10
 Counters* 10
 Wood 10
 Doors* 10

 Knobs 5




 Page 232
 Years Years




Fire Systems

Fire Alarm System* 10 Glass

Fire Sprinkler System* 20 Windows* 5

Fire Escape* 10 Doors* 5

 Mirrors 5

Flooring/Floor Covering

Hardwood 10 Heating*

Tile and Linoleum 5 Central 10

Carpet 5 Gas 10

Carpet Pad 5 Electric 10

Subfloor 10 Solar 10

Fumigation Tenting* 5 Insulation 10

Furniture 5

Automatic Garage Door Openers* 10 Landscaping

 Planting 10

Gates Sprinklers 10

Chain Link 10 Tree Replacement 10

Wrought Iron 10

Wood 10 Lighting




 Page 233
 Years Years

Interior* 10 Decking 10

Exterior* 5 Plastering 10

Exterior Sump Pumps* 10

Locks* 10 Railings* 10

Mailboxes* 10

Meters* 10 Roofing*

 Shingle/Asphalt 10

Plumbing Built-up, Tar and Gravel 10

Fixtures* 10 Tile 10

Pipe Replacement* 10 Gutters/Downspouts 10

Re-Pipe Entire Building* 20

Shower Doors* 5 Security*

 Entry Telephone Intercom 10

Painting Gates/Doors 10

Interior 5 Fencing 10

Exterior 5 Alarms 10




Paving Sidewalks/Walkways* 10

Asphalt 10 Stairs 10

Cement 10 Stucco 10




 Page 234
 Years

 Tilework 10

 Wallpaper 5

 Window Coverings*

 Drapes 5

 Shades 5

 Screens 5

 Awnings 5

 Blinds/Mini-blinds 5

 Shutters 5



*Capital Improvements generally concern any
change or addition to a unit or property which
materially adds to the value of the property,
appreciably prolongs its useful life or adapts it to a
new use and has a useful life of more than one
year and a direct cost of $250 or more per unit.


The * items are likely capital improvements. Other
items may depend on the circumstances.




 Page 235
XI. Interest Allowance on Capital Improvements
If an amount was reported as an amortized portion of expenses on Section IX, Operating Expense Worksheet, line 23 of the Base Year or current
operating expense table above, complete this section.
An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the
"average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published
in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html
Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to
ensure that your numbers are correct.

Completed Capital Improvement and Expense Worksheet (Base Year)
  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 Interest] Unit


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

*Use the amortization table in this Attachment and the information about interest rates.
 0
Total for Base Year [add amounts in column (d)]: $ _______________
 0
Annual Cost for Base Year [add amounts in column (i)]: $ ________________




 Page 236
Completed Capital Improvement and Expense Worksheet (Current Year)
This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the
amortized portion may be counted in the current year.

  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 Interest] Unit

  1 Roof 3 16,000 8.5 10 $7,805.25  $23,805.25 $2,380.53 $198.38 $66.13
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

  2 Cabinets/Countertops 1 5,286 8.5 10 $2,578.66  $7,864.66 $786.47 $65.54 $65.54
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

  3 Back Porch Doors 3 $5,295.27 8.5 10 $2,583.18 $7,878.45 $787.85 $65.65 $21.88
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

*Use the amortization table in this Attachment and the information about interest rates.
 26,581.27
Total for Current Year [add amounts in column (d)]: $ _______________
 3,954.85
Annual Cost for Current Year [add amounts in column (i)]: $ ________________




 Page 237
XII. Blank Worksheet (Optional – Available for Petitioner Use)
Good Afternoon,

As you can see from Sheet 18 Section XV there is a deficit of Fair Net Annual Operating Income of $8,605.59 annually or $239.04 monthly per unit.
This is driven by a couple of reasons: A) Units 1 and 3 did not have any rent increases between 2015 and 2019 which means the 2019 Base did not
factor any CPI. B) Capital improvements over the last couple of years that are being amortized but have not been factored into Rents.

Below is my Ask/Proposal. I have a strong relationship with my tenants and run a good quiet building. I try very hard to keep communication open and
not disturb long term tenants.

Unit 1
 These tenants have been in this unit for over 30 years. There rent was $1,050 in 2015 as well as in 2019 and only started increasing when rent
control went into effect. Today they are at $1,400 as of April 2025 which is the Fair Market Rent for Portland, ME from 2019 according to the chart in
this application. I plan to leave them at $1,400 for the foresee future but I am requesting $338.64 monthly in Banked Rent ($239.04 current year
deficit + 99.60 (please refer to Excel Sheet labeled "Investments 2025 Completed" cell N11)) This way I have the ability over the next couple years to
recover my capital investment.

Unit 2
 This tenant has lived in the building since 2021. Their initial rent was $1,700 and they received their 1st rent increase ever in April 2025 bringing
them up to $1,800. Currently there is $190.43 monthly in Banked Rent. Similar to Unit 1 I am not looking to increase the rent for this unit in the
foreseeable future but I am requesting additional banked rent for the capital Investments already made. Today's Banked Rent is $190.43 + 239.04 for
Current Year Capital Improvements + 99.60 for FY25 Capital Improvements the new Banked Rent would be $529.07 monthly.

Unit 3
  This unit was at $1,100 in 2015 as well as in 2019 and only started seeing rent increases in 2021, so no CPI was factored into the Base Year.
Tenant passed away in Feb 2025 and rent was $1,360, which is under the Fair Market Rent for Portland, ME from 2019. Unit was renovated in 2025
and I am seeking an adjusted rent of $2,200 for this unit. This was determined by (1,360 + 239.04 current year deficit (sheet 18) + 610.52 FY25
completed renovation amortization (please refer to Excel Investments 2025 Completed cell N13) = 2,200 )

I think this is a very fair proposal, as it allows me the landlord to receive a fair rate of return based on the forms/calculations provided to me. It also
does not impact Units 1 and 2 currently as those are longer term tenants. For unit 3 it allows a fair market return for an updated unit and had no
impact on existing tenants.




 Page 238
XIII. Owner-Performed Labor
Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an
operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a
maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed
for the benefit of the residents.

Owner Performed Labor – Base Year
Date (or Range) Hours Hourly Rate Units Impacted Type of Work

 Owner Performed Labor does not materially vary between years
____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


Owner Performed Labor – Current Year
Date Hours Hourly Rate Units Impacted Type of Work

 Owner Performed Labor does not materially vary between years
____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________




 Page 239
XIV. Planned Capital Improvements
To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital
improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during
the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses
for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go
into effect until completion has been documented to the Rent Program.
Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24)
months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements
has been reviewed and approved by the City.

  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 of Completion Interest] Unit
  1 New Windows 1 7,236 8.5 5 1,671.46 8,907.46 1,781.49 148.46 148.46
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
 April 2025
 ________________
  2 New Sewer Line 3 6,499.06 8.5 10 3,170.43 9,669.49 966.95 80.58 26.86
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
 Jan 2025
 ________________
  3 New Furance 3 17,600 8.5 10 8,585.78 26,185.78 2,618.58 218.21 72.74
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
 Sept 2025
 ________________
  4 Cabinets/Bathroom/Flooring
 1 16,590.66 8.5 10 8,093.39 24,684.05 2,468.41 205.70 205.70
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
 Aug 2025
 ________________
  5 Appliances/ Painting/ Fans
 1 7,640.97 8.5 5 1,765 9,405.97 1,881.19 156.77 156.77
  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
 Aug 2025
 ________________

*Use the amortization table in this Attachment and the information about interest rates.
 55,566.69
Proposed Capital Expenses [add amounts in column (d)]: $ _______________
 9,716.62
Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________



 Page 240
XV. Net Operating Income (NOI)
Net Operating Income = Income – Operating Expenses

 Base Year (2019) Current Year (2024)

 1. Total Annual Income
 46,200
 $ ________________
 52,320
 $ ________________

 2. Annual Operating 10,406.21
 $ ________________
 18,091.16
 $ ________________
 Expenses

 3. Net Annual Operating 35,793.79
 $ ________________
 34,228.84
 $ ________________
 Income

 4. CPI [Annual Average CPI] 281.082 336.376

 5. Percent Annual Increase in CPI Base Year to Current Year
 19.67
 ___________ %
 Line 4 Current Year-Line 4 Base Year
 × 100
 Line 4 Base Year

 6. Fair Net Annual Operating Income = Base Year Net
 Operating Income Adjusted by CPI Increase
 42,834.43
 $ ________________
 Line 5 + 100
 × Line 3 Base Year
 100

 7. Fair Net Annual Operating Income Minus Current Net
 Operating Income = Allowable Rent Increase 8,605.59
 $ ________________
 Line 6 − Line 3 Current Year

 8. Allowable Rent Increase/Unit/Month 3
 239.04
 $ ________________
 Line 7 ÷ 12 ÷ # of Units




3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different

allocation, complete XVIII Proposed Adjustment Worksheet.


 Page 241
XVI. Monthly Rent Worksheet
List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised
during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was
implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023),
or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent
increases.

 Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment
 Tenant Tenant Taken Tenant Charges
 Increase (%) Deferred (Please
 (%) specify)


  1
  ___
 1,400 $__________
 100
 $_________
 April 2025
 ____________
 7.1
 ______ % ______ % $ ________
 Increased from 1,300 to 1,400
 ______________________________


  2
  ___
 1,800 $__________
 100
 $_________
 April 2025
 ____________
 5.5
 ______ % ______ % $ ________
 1st Rent increase since 2021. $190.43 remaining in Banked Rent
 ______________________________


  3
  ___
 1,360 $__________
 $_________ ____________ ______ % ______ % $ ________
 Tenant passed away in Feb 2025 - Unit underwent Renovation
 ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________




 Page 242
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________




 Page 243
XVII. Proposed Adjustment Worksheet
Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis
or proportionally to the square footage or costs and expenses attributed to each unit.
 Please refer to XII for Analysis of the below
Indicate method of allocation: _____________________________________________________________________________________________

 Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed
 Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent
 (2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted
 Calculation

 1
  ___
 1,050
 $ ______
 Unknown
 ____________
 1,050
 $ ________
 04/01/2025
 ___________
 0
 $ ________
 1,400
 $ ________
 1,400
 $ ________


 2
  ___
 1,700
 $ ______
 07/01/2021
 ____________
 1,700
 $ ________
 04/01/2025
 ___________
 0
 $ ________
 1,800
 $ ________
 1,800
 $ ________


 3
  ___
 1,100
 $ ______
 08/01/2025
 ____________
 2,200
 $ ________
 N/A
 ___________
 849.56
 $ ________
 2,200
 $ ________
 2,200
 $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________



 Page 244
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________




 Page 245
XVIII. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME AND
  ASSOCIATED RENT ADJUSTED CLAIM
The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a
covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that
special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that
period. Complete this Section XIX and the following Sections XX and XXI only if you are seeking an
adjustment in base rent due to special or peculiar circumstances.
Check the factors below that are applicable to your claim.
 A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year
 were unusually high or low in comparison to other years. In such instances, adjustments may be
 made in calculating operating expenses in order that the base year operating expenses reflect
 average expenses for the property over a reasonable period of time. Check which factor(s)
 contributed to your claim:
 a. Extraordinary amounts were expended for necessary maintenance and repairs
 b. Maintenance and repair expenditures were exceptionally low as to cause inadequate
 maintenance or significant deterioration in the quality of services provide
 c. Other expenses were unreasonably high or low notwithstanding the application of
 prudent business practices.
 B. Exceptional Circumstances in the Base Year. The gross income during the base year was
 disproportionately low due to exceptional circumstances. In such instances, adjustments may be
 made in calculating base year gross rental income consistent with the purpose of analyzing
 base year net operating income. Check which factor(s) contributed to your claim:
 a. The gross income during the base year was lower than it might have been because
 some residents were charged reduced rent.
 b. The gross income during the base year was significantly lower than normal because of
 the destruction of the premises and/or temporary relocation for construction or repairs.
 c. The pattern of rent increases in the years prior to the base year were less than increases
 in the CPI.
 C. Other exceptional circumstances: (specify)




If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in
Section XX will be performed with an Adjusted Gross Income, and that will be substituted for the Section XVI
calculations. This figure represents the income that would have been expected absent the exceptional
circumstances. Options for determining Adjusted Gross Income include, but are not limited to:
 A. Base year rents charged for any comparable units in the same building.
 B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4

 Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom

 $989 $1,071 $1,387 $1,829 $2,198



4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base

year when completing the expense portion of the worksheet.


 Page 246
 C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that
 are the subject of this application which has been prepared by a Maine licensed appraiser and
 is attached to this application.
Actual Gross Income for 2019: $ ____________
Proposed Adjusted Gross Income for 2019: $ ____________
Briefly describe the method for obtaining the proposed income and attach any relevant documentation in
support of the claim for an adjustment of base year rent.




 Page 247
XIX. Income and Operating Expense Worksheet With Adjustment of Base Year
 Base Year (2019) Current Year (2024)
 Rental Income

 1. Adjusted Gross Income (with
 Adjusted Base Year as proposed in $ __________________ $ __________________
 Section XIX)

 2. Portion Attributable to Vacancy $ __________________ $ __________________
 Fees (indicate what fee is for):
 3. Late fees $ __________________ $ __________________
 4. List fees, other than utilities, collected
 for services & amenities not included in $ __________________ $ __________________
 rent
 5. ____________________________ $ __________________ $ __________________
 6. ____________________________ $ __________________ $ __________________
 7. ____________________________ $ __________________ $ __________________
 Other Income (list separately by type) 5:
 8. ____________________________ $ __________________ $ __________________
 9. ____________________________ $ __________________ $ __________________
 10. ___________________________ $ __________________ $ __________________
 Fees charged by landlord for Utilities
 11. Gas $ __________________ $ __________________
 12. Electricity $ __________________ $ __________________
 13. Water $ __________________ $ __________________
 14. Sewer $ __________________ $ __________________
 15. Garbage & Recycling $ __________________ $ __________________
 Other Utilities (list separately by
 type):
 16. ___________________________ $ __________________ $ __________________
 17. ___________________________ $ __________________ $ __________________


 18. TOTAL INCOME $ __________________ $ __________________
 (add only lines 1 and 3-17)




5 Interest earned by Landlord on Tenant security deposits, other interest or investment income.




 Page 248
XX. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year
  Amount
Complete only if seeking an adjustment of base year rent.

 Base Year (2019) Current Year (2024)

 1. Total Annual Income $ ________________ $ ________________

 2. Annual Operating
 $ ________________ $ ________________
 Expenses

 3. Net Annual Operating
 $ ________________ $ ________________
 Income

 4. CPI [Annual Average CPI] 281.082 336.376

 5. Percent Annual Increase in CPI Base Year to Current Year
 ___________ %
 Line 4 Current Year-Line 4 Base Year
 × 100
 Line 4 Base Year

 6. Fair Net Annual Operating Income = Base Year Net
 Operating Income Adjusted by CPI Increase
 $ ________________
 Line 5 + 100
 × Line 3 Base Year
 100

 7. Fair Net Annual Operating Income Minus Current Net
 Operating Income = Allowable Rent Increase
 $ ________________
 Line 6 − Line 3 Current Year

 8. Allowable Rent Increase/Unit/Month 6
 $ ________________
 Line 7 ÷ 12 ÷ # of Units




6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different

allocation, complete XVIII Proposed Adjustment Worksheet.


 Page 249
XXI. Other Claims
Explain any other claims in support of this application and provide/attach any evidence in support of those
claims. Please use additional pages as appropriate:




 Page 250
  City of Portland | Permitting and Inspections
  Zachary Lenhert, Licensing and Housing Safety Manager

11/12/2025
License #: 20164741
Code Case #: RCC2500377
Justin T Theberge /
14 DRY POND RD
GRAY, ME 04039


 NOTICE OF VIOLATION AND ORDER TO CORRECT

To Whom It May Concern,

The City of Portland Permitting and Inspections Department inspected the rental data for 8
MASSACHUSETTS AVE PORTLAND, ME on 11/12/2025 and found violations of the City of Portland Code
of Ordinances, which are listed on the attached page(s). You are hereby ordered to correct these violations
by 12/12/2025. Please be advised that penalties will be applied if the violations are not corrected by that
date.

If you do not correct the attached violations by the date given, then this matter will be referred to the City of
Portland Corporation Counsel for legal action, and you will be charged $150 for re-inspection per the City’s
fee schedule. In the event of court action, the City may be entitled to an order to correct the violations, civil
penalties in the minimum of $100 per violation per day, costs and fees, and other relief under §1-15 of the
City Code and 30-A M.R.S. §4452.

Please respond in writing via email to rentcontrol@portlandmaine.gov or send response by USPS to 389
Congress St, Portland, Maine 04101.

You have a right to appeal this decision to Superior Court within 30 days of the date of this notice pursuant
to Rule 80B of the Maine Rules of Civil Procedure.

I appreciate your anticipated cooperation, and please contact our office by calling 207-874-8900 if you have
any questions.



Thank you,




Adam O'Connor
Rental Registration Inspector



 Justin T Theberge /
 14 DRY POND RD
 GRAY, ME 04039


 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov


 Page 251
 Total Violations: 3

 NON‑COMPLIANCE VIOLATION LIST

APPLICABLE CODE SECTION
 City Code 6-234(c)
 (S)
 At no time may a Landlord raise the rent of a Covered Unit by more than ten (10)
 CODE DESCRIPTION percent. Any rent increases available to a Landlord in excess of ten (10) percent
 must be banked for later use.
 The owner has claimed a rent increase that exceeds 10% of the previous reported
 rent.
 COMMENTS
 Unit #3 rent increased on 7/1/2025 from $1,370.67 to $2,200, resulting in a 60.5%
 increase.
 DEADLINE 12/12/2025


APPLICABLE CODE SECTION
 City Code 6-235.1
 (S)
 At no time shall any Landlord charge Rent on a Covered Unit that exceeds the Base
 Rent plus any accrued increases allowed under this Ordinance, and any Landlord
 CODE DESCRIPTION who charges Rent on a Covered Unit that is greater than such amount is in violation
 of this Ordinance. This section shall not be construed to retroactively revoke any
 allowable increases accrued under previous versions of this Ordinance.
 Unit #1 rent increased on 1/1/2023, from $1,100.00 to $1,200, resulting in a 9.0%
 increase. The Allowable Increase Percentage for the year 2023 was 7.0%. The
 increase for Unit #1 applied a $50 "Pet Fee" to the rent increase per the Rent
 Increase Notice dated 9/23/2022. The four (4) allowable increases per Sec 6-234(b)
 of the City Code are the Allowable Increase Percentage, New Tenancy, Banked Rent,
 and Additional Rent Board Approved Increases. "Pet Fee" is not an allowable
 COMMENTS
 increase per the City Code.

 Unit #3 rent increased on 1/1/2023, from $1,158.42 to $1,250.0,4, resulting in a
 7.9% increase. The Allowable Increase Percentage for the year 2023 was 7.0%. No
 Banked Rent was claimed in either the 9/5/2021 or 9/16/2022 Rent Increase
 Notices provided to the City.
 DEADLINE 12/12/2025


APPLICABLE CODE SECTION
 Remedy - City Code Sec 6-234(f)
 (S)




 Justin T Theberge /
 14 DRY POND RD
 GRAY, ME 04039


 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov


 Page 252
 A landlord who is not in substantial compliance with any provision of this chapter,
 including but not limited to the Rent Stabilization Ordinance, may not demand,
 CODE DESCRIPTION
 accept or retain any rent increase otherwise permitted by this section or any other
 provision of this Code or Maine statute.
 Unit #1:
 The owner is ordered to reduce the rent to the last code-compliant amount of
 $1,100 and reimburse the tenant(s) any overcharge.

 Unit #3:
 COMMENTS The owner is ordered to reduce the rent to the last code-compliant amount of
 $1,158.45 and reimburse the tenant(s) any overcharge.

 Proof of resolution must be sent in writing. Resolution documents can be sent via
 USPS to 389 Congress Street, Room 302, Portland, ME 04101 or electronically via to
 rentcontrol@portlandmaine.gov
 DEADLINE 12/12/2025




Justin T Theberge /
14 DRY POND RD
GRAY, ME 04039


 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov


 Page 253
 City of Portland – Housing Safety Division
 LANDLORD APPLICATION FOR RENT INCREASE SUMMARY


Date of Hearing

January 28, 2026


Owner Name and Address

Theresa Chan

196 Danforth St

Portland, ME 04102



Agent Name and Address

Theresa Chan

196 Danforth St

Portland, ME 04102



Property Address

210 High St, all 6 units



CBL

036-F-013-001



Tenants/Interested Parties

Yes




 Page 254
 City of Portland Permitting and Inspections Department Landlord
 Worksheet/Petition for Rent Board Approved Increase Rent Increase using
 Fair Return Standard: Maintenance of Net Operating Income (MNOI)

Note to Applicants
All information and documentation provided in this application will be made available to the public,
pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact
sensitive information contained herein, including, but not limited to bank account information, debit
card or credit card information, government-issued identification information, personal contact
information such as phone numbers, email addresses, tenant or employee names, or other personally
identifying information. The Rent Board may act within its authority to request any additional
information it deems pertinent to the application at hand.

Introductory Information
A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and
reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly
compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected
standards.
Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of
Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from
a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves
that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during
that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent
Board.
 1. Presumption of Base Year Net Operating Income
 It shall be presumed that the net operating income received by the landlord during the calendar year
 2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which
 case an adjusted Base Year Net Operating Income shall be used.
 2. Fair Return
 A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating
 income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the
 Base Year. It shall be presumed this standard provides a Fair Return.
 3. Base Year:
 a. Calendar year 2019 is the Base Year.
 b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return
 petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as
 the “current year” in the prior petition.
 c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws
 or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base
 Year shall be the year the Unit entered the marketplace.
 4. Current Year
 The “current year” shall be the calendar year preceding the petition.
 5. CPI (Consumer Price Index)
 The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All
 Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor
 Statistics Data (bls.gov)].
 6. Limits of Allowable Rent Increases in Any One Year
 If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in
 excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent.


 Page 255
General Information About the Property
Street Address: 210 High St
 ___________________________________________________________________________
 036 F013001
Parcel Numbers(s): ________________________________________________________________________
 2018
Year Property Purchased by Current Owner: ____________________________________________________
 6
Total Number of Units on the Property: ________________________________________________________
 6
Total Number of Units Affected by Proposed Rent Increase: ________________________________________
Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No
If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________
________________________________________________________________________________________

I. Landlord Information
Name: Theresa Chan
 __________________________________________________________________________________
 207-406-0344
Phone(s): _______________________________________________________________________________
 196 Danforth St
Business Address: ________________________________________________________________________
City, State, Zip: Portland ME 04102
 ___________________________________________________________________________
 theresa.b.chan@gmail.com
Business E-mail: __________________________________________________________________________

II. Agent Information (if applicable)
Name: __________________________________________________________________________________
 Theresa Chan

 207-406-0344
Phone(s): _______________________________________________________________________________
 196 Danforth St
Business Address: ________________________________________________________________________
 Portland ME 04102
City, State, Zip: ___________________________________________________________________________
 theresa.b.chan@gmail.com
Business E-mail: __________________________________________________________________________

III. Services
Please check the applicable box to identify the manner in which each service is paid.
 Paid by Landlord, but Landlord pays service
 Tenants pay service
 not passed through to and passes cost
 directly
 Tenants through to Tenants
 Gas 
 ✔  
 Electricity  
 ✔ 
 Water 
 ✔  

 Sewer 
 ✔  
 Garbage  
 ✔ 

 Other:   




 Page 256
IV. Changes to Services
Briefly describe the services provided to the rental units. Include all services provided and state which services
are provided without additional charge.

Landlord provides small appliances, hot water, sewage, and parking without additional charge. The landlord
does not pass these costs on to the tenants. There is shared laundry in the building that the tenants pay to use.




If there have been any changes to the services listed above or in the responsibility for their payment since the
base year, please explain:




 Page 257
V. Income and Expense Explanation and Calculation
Calculation of Net Operating Income
Net operating income shall be calculated by subtracting operating expenses from gross rental income.

Gross Rental Income
Gross rental income includes:

 • Scheduled rental income at one hundred percent (100%) occupancy plus all other income or
 consideration received or in connection with the use or occupancy of the Rental Unit.
 If there is a change in the number of rental units between the Base Year & Current Year, the rental
 income and expenses for the same number of units shall be used in calculating the net operating
 income for both periods. The purpose of this provision is to provide a fair compensation between the
 Base Year and the Current Year.
 • Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the
 Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent
 Program shall attribute rental income calculated on the basis of average rents for comparable units at
 the property that were most recently rented. If no comparable units on the property were rented within
 the last two years, initial rents for comparable units in the City may be used if there is no other basis for
 its calculation.
Gross rental income shall not include:

 • Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant;
 • Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost
 pass-through basis if they are regulated by state or local law)

VI. Operating Expenses
Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including:

 • Management Expenses;
 • Utility Costs except a utility that are paid directly by the tenant(s);
 • Real Property Taxes Assessed and Paid;
 • Insurance;
 • License, Registration and other Public Fees;
 • Landlord-performed Labor;
 • Legal Expenses;
 • The Amortized Costs of Capital Improvements; and
 • Other Reasonable Operating Expenses.
Operating expenses shall not include the following:

 • Mortgage principal or interest payments or other debt service costs and costs associated with obtaining
 financing;
 • Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of
 any other provision of law;
 • Land lease expenses;
 • Political contributions and payments to organizations or individuals which are substantially devoted to
 legislative lobbying purposes;
 • Depreciation;
 • Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security
 Deposit, insurance settlement, judgment for damages, settlement or any other method or device;
 • Unreasonable increases in expenses since the Base Year;
 • Expenses associated with the provision of master-metered gas and electricity services;


 Page 258
 • Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair
 work or the failure to complete necessary replacements. (For example if a roof replacement is
 unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water
 damage occurred as a result of the unreasonable delay, that expense would not be allowable to
 support a fair return); and
 • Unreasonable Expenses.

Claim for Base Rent Adjustment
A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts were
disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a requested
adjustment is provided and sufficiently compelling enough to show that special or peculiar circumstances
prevented the landlord from receiving a fair return on investment during that period. Landlords may rebut the
presumption that the Base Year net operating income provided a fair return. If a claim is made on this basis,
the petitioner must complete Section XIX, Claim for Adjustment of Base Year Net Operating Income and
Associated Rent Adjusted Claim at the end of this Application.
Check here  if a claim for a Base Year Rent Adjustment is included in this application and complete
Section XVIII of this Application.




 Page 259
VII. Income Worksheet
 Base Year (2019) 1 Current Year (2024)

Rental Income

1. Gross scheduled rental income (total for 90,540 104280
 $ __________________ $ __________________
the calendar year) including uncollected rent.

2. Portion Attributable to Vacancy 0
 $ __________________ 0
 $ __________________

Fees (indicate what fee is for):

3. Late fees 0
 $ __________________ 0
 $ __________________

4. List fees, other than utilities, collected for 0 0
 $ __________________ $ __________________
services & amenities not included in rent

5. ____________________________ 0
 $ __________________ $ __________________

6. ____________________________ 0
 $ __________________ 0
 $ __________________

7. ____________________________ 0
 $ __________________ 0
 $ __________________

Other Income (list separately by type) 2:

8. ____________________________ 0
 $ __________________ 0
 $ __________________

9. ____________________________ 0
 $ __________________ 0
 $ __________________

10. ___________________________ 0
 $ __________________ 0
 $ __________________

Fees charged by landlord for Utilities

11. Gas 0
 $ __________________ 0
 $ __________________

12. Electricity 0
 $ __________________ 0
 $ __________________

13. Water 0
 $ __________________ 0
 $ __________________

14. Sewer 0
 $ __________________ 0
 $ __________________

15. Garbage & Recycling 0
 $ __________________ 0
 $ __________________

Other Utilities (list separately by type):

16. ___________________________ 0
 $ __________________ 0
 $ __________________

17. ___________________________ 0
 $ __________________ 0
 $ __________________

18. TOTAL INCOME $ 90,540
 __________________ $ 104280
 __________________

(add only lines 1 and 3-17)


1 or an alternative year in the event of extenuating circumstances.


2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income.




 Page 260
VIII. Operating Expense Worksheet
Additional operating expense items can be listed for this worksheet using separate page(s) as needed.

 Base Year (2019) Current Year (2024)

1. Assessments 0
 $ __________________ 0
 $ __________________

2. Real Property Taxes 7,991.64
 $ __________________ 14,933.57
 $ __________________

3. License Tax/Fee 0
 $ __________________ 0
 $ __________________

4. Rent Board Registration Fees 300.00
 $ __________________ 300.00
 $ __________________

5. Insurance 2,679.00
 $ __________________ 9,513.08
 $ __________________

6. Accounting 400.00
 $ __________________ 800.00
 $ __________________

7. Legal (explain types of legal expenses) 0
 $ __________________ 770.00
 $ __________________

8. Manager /Management Services 0
 $ __________________ 500.00
 $ __________________

9. Security 0
 $ __________________ 180.00
 $ __________________

10. Office Supplies 50.00
 $ __________________ 80.00
 $ __________________

12. Normal Repairs 800.00
 $ __________________ 2,000.00
 $ __________________

13. Owner-Performed Labor 0
 $ __________________ 0
 $ __________________

14. Plumbing Maintenance 300.00
 $ __________________ 2,500.00
 $ __________________

15. Pool Maintenance 0
 $ __________________ 0
 $ __________________

16. Landscape Maintenance/snow removal 1,100.00
 $ __________________ 3,500.00
 $ __________________

17. Other Maintenance 200.00
 $ __________________ 450.00
 $ __________________

18. Parking Lot/Street Maintenance 300.00
 $ __________________ 700.00
 $ __________________

19. Gas (separately metered only) 1,981.69
 $ __________________ 3,650.00
 $ __________________

20. Electricity (separately metered only) 1,320.00
 $ __________________ 2,533.43
 $ __________________

21. Water 1,460.00
 $ __________________ 4,153.38
 $ __________________

22. Sewer 453.60
 $ __________________ 460.00
 $ __________________

23.Amortized portion of Capital Expense
(see Sections X, XI and XII column (i)) $ __________________ $ __________________

24. Vandalism Repairs 0
 $ __________________ 0
 $ __________________

25. Uninsured Damages 0
 $ __________________ 0
 $ __________________

27. TOTAL OPERATING EXPENSES 19,385.93
 $ __________________ 47,073.46
 $ __________________




 Page 261
IX. Allowances for Capital Improvements
Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover
the amortization of those costs. A capital improvement shall be any improvement to a unit or property which
materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and
has a useful life of more than one year and a direct cost of $250.00 or more per unit.
Allowances for capital improvements shall be subject to the following conditions:
 1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in
 Section XI, unless it is determined that an alternate period is justified based on the evidence presented
 at the Rent Board hearing.
 2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a
 provision of Portland Code or state law where the original installation of the improvement was not in
 compliance with code requirements.
Example of a Capital Improvement with Amortized Expenses and an Interest Allowance:
Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed
covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in
the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable
interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of
the capital improvement per month is:




 Total Principal &
 Capital Improvement Interest Total Interest – Life of
 Period Interest – Life of
 Cost Allowance Improvement
 Improvement


 10 years
 $20,000 5.88% $26,500.52 $6,500.52
 (120 months)



  Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit

 $2,650.05 $220.84 4 $55.21




 Page 262
X. Amortization Period of Capital Years
 Improvements/Expenses
In amortizing capital improvements/ expenses, the Screen Doors 5
following schedule shall be used to determine the
amortization period of the capital improvements
 Fencing and Security* 5
and expenses. Improvements add to the health &
safety of the rental unit.
 Management 5
 Years
 Tenant Assistance 5
 Appliances

 Air Conditioners* 10
 Structural Repair and Retrofitting
 Refrigerator* 5
 Foundation Repair* 10
 Stove* 5
 Foundation Replacement* 20
 Garbage Disposal 5
 Foundation Bolting* 20
 Water Heater* 5
 Iron or Steel Work 20
 Dishwasher 5
 Masonry-Chimney Repair* 20
 Microwave Oven 5
 Shear Wall Installation* 10
 Washer/Dryer 5
 Electrical Wiring* 10

 Elevator* 20
 Basic Items

 Fans* 5
 Fencing
 Cabinets* 10
 Chain 10
 Carpentry 10
 Block 10
 Counters* 10
 Wood 10
 Doors* 10

 Knobs 5




 Page 263
 Years Years




Fire Systems

Fire Alarm System* 10 Glass

Fire Sprinkler System* 20 Windows* 5

Fire Escape* 10 Doors* 5

 Mirrors 5

Flooring/Floor Covering

Hardwood 10 Heating*

Tile and Linoleum 5 Central 10

Carpet 5 Gas 10

Carpet Pad 5 Electric 10

Subfloor 10 Solar 10

Fumigation Tenting* 5 Insulation 10

Furniture 5

Automatic Garage Door Openers* 10 Landscaping

 Planting 10

Gates Sprinklers 10

Chain Link 10 Tree Replacement 10

Wrought Iron 10

Wood 10 Lighting




 Page 264
 Years Years

Interior* 10 Decking 10

Exterior* 5 Plastering 10

Exterior Sump Pumps* 10

Locks* 10 Railings* 10

Mailboxes* 10

Meters* 10 Roofing*

 Shingle/Asphalt 10

Plumbing Built-up, Tar and Gravel 10

Fixtures* 10 Tile 10

Pipe Replacement* 10 Gutters/Downspouts 10

Re-Pipe Entire Building* 20

Shower Doors* 5 Security*

 Entry Telephone Intercom 10

Painting Gates/Doors 10

Interior 5 Fencing 10

Exterior 5 Alarms 10




Paving Sidewalks/Walkways* 10

Asphalt 10 Stairs 10

Cement 10 Stucco 10




 Page 265
 Years

 Tilework 10

 Wallpaper 5

 Window Coverings*

 Drapes 5

 Shades 5

 Screens 5

 Awnings 5

 Blinds/Mini-blinds 5

 Shutters 5



*Capital Improvements generally concern any
change or addition to a unit or property which
materially adds to the value of the property,
appreciably prolongs its useful life or adapts it to a
new use and has a useful life of more than one
year and a direct cost of $250 or more per unit.


The * items are likely capital improvements. Other
items may depend on the circumstances.




 Page 266
XI. Interest Allowance on Capital Improvements
If an amount was reported as an amortized portion of expenses on Section IX, Operating Expense Worksheet, line 23 of the Base Year or current
operating expense table above, complete this section.
An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the
"average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published
in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html
Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to
ensure that your numbers are correct.

Completed Capital Improvement and Expense Worksheet (Base Year)
  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 Interest] Unit


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

*Use the amortization table in this Attachment and the information about interest rates.
Total for Base Year [add amounts in column (d)]: $ _______________
Annual Cost for Base Year [add amounts in column (i)]: $ ________________




 Page 267
Completed Capital Improvement and Expense Worksheet (Current Year)
This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the
amortized portion may be counted in the current year.

  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 Interest] Unit


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

*Use the amortization table in this Attachment and the information about interest rates.
Total for Current Year [add amounts in column (d)]: $ _______________
Annual Cost for Current Year [add amounts in column (i)]: $ ________________




 Page 268
XII. Blank Worksheet (Optional – Available for Petitioner Use)




 Page 269
XIII. Owner-Performed Labor
Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an
operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a
maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed
for the benefit of the residents.

Owner Performed Labor – Base Year
Date (or Range) Hours Hourly Rate Units Impacted Type of Work


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


Owner Performed Labor – Current Year
Date Hours Hourly Rate Units Impacted Type of Work


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________




 Page 270
XIV. Planned Capital Improvements
To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital
improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during
the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses
for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go
into effect until completion has been documented to the Rent Program.
Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24)
months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements
has been reviewed and approved by the City.

  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 of Completion Interest] Unit

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

*Use the amortization table in this Attachment and the information about interest rates.
Proposed Capital Expenses [add amounts in column (d)]: $ _______________
Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________



 Page 271
XV. Net Operating Income (NOI)
Net Operating Income = Income – Operating Expenses

 Base Year (2019) Current Year (2024)

 1. Total Annual Income 90,540
 $ ________________ 104,280
 $ ________________

 2. Annual Operating 19,385.93
 $ ________________ 47,073.46
 $ ________________
 Expenses

 3. Net Annual Operating 71,154.07
 $ ________________ 57,206.54
 $ ________________
 Income

 4. CPI [Annual Average CPI] 281.082 336.376

 5. Percent Annual Increase in CPI Base Year to Current Year
 19.67
 ___________ %
 Line 4 Current Year-Line 4 Base Year
 × 100
 Line 4 Base Year

 6. Fair Net Annual Operating Income = Base Year Net
 Operating Income Adjusted by CPI Increase
 71,294.03
 $ ________________
 Line 5 + 100
 × Line 3 Base Year
 100

 7. Fair Net Annual Operating Income Minus Current Net
 Operating Income = Allowable Rent Increase 14,087.49
 $ ________________
 Line 6 − Line 3 Current Year

 8. Allowable Rent Increase/Unit/Month 3
 195.66
 $ ________________
 Line 7 ÷ 12 ÷ # of Units




3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different

allocation, complete XVIII Proposed Adjustment Worksheet.


 Page 272
XVI. Monthly Rent Worksheet
List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised
during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was
implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023),
or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent
increases.

 Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment
 Tenant Tenant Taken Tenant Charges
 Increase (%) Deferred (Please
 (%) specify)


  1
  ___ 1045
 $_________ 0
 $__________ ____________ ______ % ______ % $ ________ ______________________________


  2
  ___ 1500
 $_________ 0
 $__________ ____________ ______ % ______ % $ ________ ______________________________


  3
  ___ 1375
 $_________ 0
 $__________ ____________ ______ % ______ % $ ________ ______________________________


  4
  ___ 1750
 $_________ 0
 $__________ ____________ ______ % ______ % $ ________ ______________________________


  5
  ___ 1600
 $_________ 0
 $__________ ____________ ______ % ______ % $ ________ ______________________________


  6
  ___ 1420
 $_________ 0
 $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________




 Page 273
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________




 Page 274
XVII. Proposed Adjustment Worksheet
Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis
or proportionally to the square footage or costs and expenses attributed to each unit.
Indicate method of allocation: _____________________________________________________________________________________________

 Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed
 Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent
 (2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted
 Calculation


 1
  ___
 875
 $ ______
 11/01/2018
 ____________ 875
 $ ________
 02/01/2023
 ___________
 1045
 $ ________
 1045
 $ ________
 1,300
 $ ________


 2
  ___
 1500
 $ ______
 11/01/2018
 ____________
 1500
 $ ________ N/A
 ___________
 1500
 $ ________
 1500
 $ ________
 2,500
 $ ________


 3
  ___
 1150
 $ ______
 06/01/2018
 ____________
 1150
 $ ________
 02/01/2023
 ___________
 1375
 $ ________
 1375
 $ ________
 1,700
 $ ________


 4
  ___
 1270
 $ ______
 10/01/2018
 ____________
 1270
 $ ________
 10/01/2023
 ___________
 1600
 $ ________
 1600
 $ ________
 1,900
 $ ________


 5
  ___
 1400
 $ ______
 02/01/2019
 ____________
 1400
 $ ________
 02/01/2023
 ___________
 1750
 $ ________
 1750
 $ ________
 2,100
 $ ________


 6
  ___
 1275
 $ ______
 06/01/2018
 ____________
 1275
 $ ________
 12/1/2022
 ___________
 1420
 $ ________
 1420
 $ ________
 1,800
 $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________



 Page 275
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________




 Page 276
XVIII. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME AND
  ASSOCIATED RENT ADJUSTED CLAIM
The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a
covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that
special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that
period. Complete this Section XIX and the following Sections XX and XXI only if you are seeking an
adjustment in base rent due to special or peculiar circumstances.
Check the factors below that are applicable to your claim.
 A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year
 were unusually high or low in comparison to other years. In such instances, adjustments may be
 made in calculating operating expenses in order that the base year operating expenses reflect
 average expenses for the property over a reasonable period of time. Check which factor(s)
 contributed to your claim:
 a. Extraordinary amounts were expended for necessary maintenance and repairs
 b. Maintenance and repair expenditures were exceptionally low as to cause inadequate
 maintenance or significant deterioration in the quality of services provide
 c. Other expenses were unreasonably high or low notwithstanding the application of
 prudent business practices.
 B. Exceptional Circumstances in the Base Year. The gross income during the base year was
 disproportionately low due to exceptional circumstances. In such instances, adjustments may be
 made in calculating base year gross rental income consistent with the purpose of analyzing
 base year net operating income. Check which factor(s) contributed to your claim:
 a. The gross income during the base year was lower than it might have been because
 some residents were charged reduced rent.
 b. The gross income during the base year was significantly lower than normal because of
 the destruction of the premises and/or temporary relocation for construction or repairs.
 c. The pattern of rent increases in the years prior to the base year were less than increases
 in the CPI.
 C. Other exceptional circumstances: (specify)




If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in
Section XX will be performed with an Adjusted Gross Income, and that will be substituted for the Section XVI
calculations. This figure represents the income that would have been expected absent the exceptional
circumstances. Options for determining Adjusted Gross Income include, but are not limited to:
 A. Base year rents charged for any comparable units in the same building.
 B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4

 Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom

 $989 $1,071 $1,387 $1,829 $2,198



4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base

year when completing the expense portion of the worksheet.


 Page 277
 C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that
 are the subject of this application which has been prepared by a Maine licensed appraiser and
 is attached to this application.
Actual Gross Income for 2019: $ ____________
Proposed Adjusted Gross Income for 2019: $ ____________
Briefly describe the method for obtaining the proposed income and attach any relevant documentation in
support of the claim for an adjustment of base year rent.




 Page 278
XIX. Income and Operating Expense Worksheet With Adjustment of Base Year
 Base Year (2019) Current Year (2024)
 Rental Income

 1. Adjusted Gross Income (with
 Adjusted Base Year as proposed in $ __________________ $ __________________
 Section XIX)

 2. Portion Attributable to Vacancy 0
 $ __________________ 0
 $ __________________
 Fees (indicate what fee is for):
 3. Late fees 0
 $ __________________ 0
 $ __________________
 4. List fees, other than utilities, collected
 for services & amenities not included in 0
 $ __________________ 0
 $ __________________
 rent
 5. ____________________________ 0
 $ __________________ 0
 $ __________________
 6. ____________________________ 0
 $ __________________ 0
 $ __________________
 7. ____________________________ 0
 $ __________________ 0
 $ __________________
 Other Income (list separately by type) 5:
 8. ____________________________ 0
 $ __________________ 0
 $ __________________
 9. ____________________________ $ 0
 __________________ $ 0
 __________________
 10. ___________________________ 0
 $ __________________ 0
 $ __________________
 Fees charged by landlord for Utilities
 11. Gas 0
 $ __________________ 0
 $ __________________
 12. Electricity 0
 $ __________________ 0
 $ __________________
 13. Water 0
 $ __________________ 0
 $ __________________
 14. Sewer 0
 $ __________________ 0
 $ __________________
 15. Garbage & Recycling 0
 $ __________________ 0
 $ __________________
 Other Utilities (list separately by
 type):
 16. ___________________________ 0
 $ __________________ 0
 $ __________________
 17. ___________________________ 0
 $ __________________ 0
 $ __________________


 18. TOTAL INCOME $ __________________ $ __________________
 (add only lines 1 and 3-17)




5 Interest earned by Landlord on Tenant security deposits, other interest or investment income.




 Page 279
XX. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year
  Amount
Complete only if seeking an adjustment of base year rent.

 Base Year (2019) Current Year (2024)

 1. Total Annual Income $ ________________ $ ________________

 2. Annual Operating
 $ ________________ $ ________________
 Expenses

 3. Net Annual Operating
 $ ________________ $ ________________
 Income

 4. CPI [Annual Average CPI] 281.082 336.376

 5. Percent Annual Increase in CPI Base Year to Current Year
 ___________ %
 Line 4 Current Year-Line 4 Base Year
 × 100
 Line 4 Base Year

 6. Fair Net Annual Operating Income = Base Year Net
 Operating Income Adjusted by CPI Increase
 $ ________________
 Line 5 + 100
 × Line 3 Base Year
 100

 7. Fair Net Annual Operating Income Minus Current Net
 Operating Income = Allowable Rent Increase
 $ ________________
 Line 6 − Line 3 Current Year

 8. Allowable Rent Increase/Unit/Month 6
 $ ________________
 Line 7 ÷ 12 ÷ # of Units




6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different

allocation, complete XVIII Proposed Adjustment Worksheet.


 Page 280
XXI. Other Claims
Explain any other claims in support of this application and provide/attach any evidence in support of those
claims. Please use additional pages as appropriate:




 Page 281
XXII. Current Tenant Information Continued

Tenant: Ellise Johnson, Unit 5
Address: 208 High St, Apt 5

Tenant: Timothy Kimpton, Unit 6
Address: 208 High St, Apt 6




 Page 282
Page 283
Page 284
Page 285
Page 286
Page 287
Page 288
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $178.92 01/25/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 706001961531
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $464.45
Your Messages Payments received through 12/29/2023 - Thank you -$464.45
 The average residential CMP Delivery amount Balance Forward $0.00
 includes about $8 per month in non-CMP CMP Delivery +$74.31
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$104.61
 including net energy billing subsidies, low Please pay by 01/25/2024 $178.92
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Home Energy
Assistance Program, Maine's Homeowner
Assistance Fund, our Arrearage Management
Program or our Electricity Lifeline Program. For
more information, please visit cmpco.com/
HelpWithBill, call us at 800.750.4000, or contact
your local Community Action Agency.

Make time to play with AutoPay! Your electricity
bill will be paid on time, every time. AutoPay is
safe, secure and convenient. No mailing delays. Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 01/26/2024
Sign up today at cmpco.com/AutoPay. kWh
When you enroll in Usage Alerts, you receive 800
weekly updates about your electricity use --
powered by your smart meter. You can choose to 640
receive usage updates, usage amount exceeded, 480
and usage change alerts. Go to cmpco.com/alerts
to learn more. 320
 160
Manage your account anytime, anywhere with our
FREE Mobile App. You can view and pay your 0
bill, enroll in eBill, access outage information, and Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
more! Text APP to 267898 and we'll send you a 2023 13 13 12 11 10 10 17 18 15 17 19 22
link to download the app. 2022 15 15 15 13 13 11 10 9 8 9 11 12
 2021 14 13 12 12 13 15 15 20 14 13 14 14
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 01/25/2024

 FAT DRAGON LLC Amount Due
 210 HIGH ST $178.92
 PORTLAND ME 04101-2831
 Amount Paid



 Please do not write below this line.


 100125240030010792379000017892
 Page 289
Bill Date 12/29/2023 Invoice Number 706001961531 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $197.77
 Payments received - Thank you -$197.77
Balance Forward $0.00
Delivery Charges
 Delivery Charges: Residential ( 11/30/2023 - 12/28/2023 )
 Delivery Service: 629 KWH
 Up to 50 KWH @$21.91 +$21.91
 579 KWH @$0.090499 +$52.40
Total Current Delivery Charges $74.31

Central Maine Power Account Balance $74.31

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 12/28/2023 54,865 11/29/2023 54,236 29 629

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 290
Bill Date 12/29/2023 Invoice Number 706001961531 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $266.68
 Payments received - Thank you -$266.68
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 11/30/2023 - 12/28/2023 )
 Energy Charge 629 KWH @$0.166310 +$104.61
Total New Supplier Charges $104.61

Standard Offer Supplier Account Balance $104.61



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by NextEra Energy Marketing
LLC (33%) and New Brunswick Power Marketing (67%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.166310.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 291
 Page 1 of 4
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $350.40 02/26/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 709001962200
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $178.92
Your Messages Payments received through 01/29/2024 $0.00
 The average residential CMP Delivery amount Balance Forward $178.92
 includes about $8 per month in non-CMP Other Charges +$1.70
 costs to support Maine public policy initiatives CMP Delivery +$82.85
 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$86.93
 income assistance and energy efficiency. Learn Please pay by 02/26/2024 $350.40
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

On January 1, 2024, the CMP delivery price
and the non-CMP Standard Offer Supply price
decreased for residential customers. Please visit
cmpco.com/Pricing for all rate class pricing.

If you need help paying your bill, you may be
eligible for funds through the Home Energy
Assistance Program, our Arrearage Management
Program or our Electricity Lifeline Program. For
more information, please visit cmpco.com/
HelpWithBill, call us at 800.750.4000, or contact
your local Community Action Agency. Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 02/28/2024
 kWh
Put your bill on autopilot with AutoPay and your
electricity bill will be paid on time, every time. It's 950
safe, secure and convenient. No mailing delays.
Sign up today at cmpco.com/AutoPay. 760
 570
Receive alerts and updates about your electricity
usage and estimated cost - all made possible by 380
your smart meter. You can choose one, two or
 190
all three of the following alerts: usage updates,
usage amount exceeded and usage change 0
alerts. Go to cmpco.com/Alerts to learn more. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
 2024 26 0 0 0 0 0 0 0 0 0 0 0
 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 02/26/2024

 FAT DRAGON LLC Amount Due
 210 HIGH ST $350.40
 PORTLAND ME 04101-2831
 Amount Paid



 Please do not write below this line.


 100226240030010792379000035040
 Page 292
Bill Date 01/29/2024 Invoice Number 709001962200 Account Number 3001-0792-379 Page 2 of 4

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $74.31
 Payments received $0.00
Balance Forward $74.31
Delivery Charges
 Delivery Charges: Residential ( 12/29/2023 - 12/31/2023 )
 Delivery Service:
 Up to 5 KWH +$2.27
 73 KWH +$6.61
 Delivery Charges: Residential ( 01/01/2024 - 01/26/2024 )
 Delivery Service:
 Up to 45 KWH +$19.32
 637 KWH +$54.60
 Maine Sales Tax +$0.05
Total Current Delivery Charges $82.85

Other Charges
 Late Payment Charge +$0.71
Total Other Charges $0.71

Central Maine Power Account Balance $157.87

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 01/26/2024 55,625 12/28/2023 54,865 29 760




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 293
Bill Date 01/29/2024 Invoice Number 709001962200 Account Number 3001-0792-379 Page 3 of 4

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Page 294
Bill Date 01/29/2024 Invoice Number 709001962200 Account Number 3001-0792-379 Page 4 of 4

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $104.61
 Payments received $0.00
Balance Forward $104.61
New Supplier Charges
 Residential Service : ( 12/29/2023 - 01/26/2024 )
 Residential Service : ( 12/29/2023 - 12/31/2023 )
 Energy Charge 78 KWH @$0.166310 +$12.97
 Residential Service : ( 01/01/2024 - 01/26/2024 )
 Energy Charge 682 KWH @$0.108363 +$73.90
 Maine Sales Tax +$0.06
Total New Supplier Charges $86.93

Other Charges
 Late Payment Charge +$0.99
Total Other Charges $0.99

Standard Offer Supplier Account Balance $192.53



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. January 1, 2024, the Standard Offer electricity
supply rate is going down from $0.166310 per kWh to $0.108363 per kWh.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 295
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $159.52 03/27/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 708002001447
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $350.40
Your Messages Payments received through 02/29/2024 - Thank you -$350.40
 The average residential CMP Delivery amount Balance Forward $0.00
 includes about $8 per month in non-CMP CMP Delivery +$80.09
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$79.43
 including net energy billing subsidies, low Please pay by 03/27/2024 $159.52
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

On January 1, 2024, the CMP delivery price
and the non-CMP Standard Offer Supply price
decreased for residential customers. Please visit
cmpco.com/Pricing for all rate class pricing.

If you need help paying your bill, you may be
eligible for funds through the Home Energy
Assistance Program, our Arrearage Management
Program or our Electricity Lifeline Program. For
more information, please visit cmpco.com/
HelpWithBill, call us at 800.750.4000, or contact
your local Community Action Agency. Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 03/28/2024
 kWh
Put your bill on autopilot with AutoPay and your
electricity bill will be paid on time, every time. It's 950
safe, secure and convenient. No mailing delays.
Sign up today at cmpco.com/AutoPay. 760
 570
Receive alerts and updates about your electricity
usage and estimated cost - all made possible by 380
your smart meter. You can choose one, two or
 190
all three of the following alerts: usage updates,
usage amount exceeded and usage change 0
alerts. Go to cmpco.com/Alerts to learn more. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
 2024 26 22 0 0 0 0 0 0 0 0 0 0
 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 03/27/2024

 FAT DRAGON LLC Amount Due
 210 HIGH ST $159.52
 PORTLAND ME 04101-2831
 Amount Paid



 Please do not write below this line.


 100327240030010792379000015952
 Page 296
Bill Date 02/29/2024 Invoice Number 708002001447 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $157.87
 Payments received - Thank you -$157.87
Balance Forward $0.00
Delivery Charges
 Delivery Charges: Residential ( 01/27/2024 - 02/28/2024 )
 Delivery Service: 733 KWH
 Up to 50 KWH @$21.55 +$21.55
 683 KWH @$0.085717 +$58.54
Total Current Delivery Charges $80.09

Central Maine Power Account Balance $80.09

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 02/28/2024 56,358 01/26/2024 55,625 33 733

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 297
Bill Date 02/29/2024 Invoice Number 708002001447 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $192.53
 Payments received - Thank you -$192.53
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 01/27/2024 - 02/28/2024 )
 Energy Charge 733 KWH @$0.108363 +$79.43
Total New Supplier Charges $79.43

Standard Offer Supplier Account Balance $79.43



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.108363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 298
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $283.68 04/25/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 707002029818
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $159.52
Your Messages Payments received through 03/29/2024 $0.00
 The average residential CMP Delivery amount Balance Forward $159.52
 includes about $8 per month in non-CMP Other Charges +$1.51
 costs to support Maine public policy initiatives CMP Delivery +$63.81
 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$58.84
 income assistance and energy efficiency. Learn Please pay by 04/25/2024 $283.68
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Home Energy
Assistance Program, the Arrearage Management
Program or our Electricity Lifeline Program. For
more information, please contact your local
Community Action Agency, visit cmpco.com/
HelpWithBill, or call us at 800.750.4000.

Put your bill on autopilot with AutoPay and your
electricity bill will be paid on time, every time. It's
safe, secure and convenient. No mailing delays.
Sign up today at cmpco.com/AutoPay. Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 04/26/2024
 kWh
Receive weekly updates about your electricity
usage and estimated cost - all made possible by 950
your smart meter. You can choose one, two or
all three of the following alerts: usage updates, 760
usage amount exceeded and usage change 570
alerts. Go to cmpco.com/Alerts to learn more.
 380
Our FREE Mobile App makes managing your
 190
account easy and convenient. You can view
and pay your bill, enroll in eBill, access outage 0
information, and more! Text APP to 267898 and Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
we'll send you a link to download the app. 2024 26 22 19 0 0 0 0 0 0 0 0 0
 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 04/25/2024

 FAT DRAGON LLC Amount Due
 210 HIGH ST $283.68
 PORTLAND ME 04101-2831
 Amount Paid



 Please do not write below this line.


 100425240030010792379000028368
 Page 299
Bill Date 03/29/2024 Invoice Number 707002029818 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $80.09
 Payments received $0.00
Balance Forward $80.09
Delivery Charges
 Delivery Charges: Residential ( 02/29/2024 - 03/28/2024 )
 Delivery Service: 543 KWH
 Up to 50 KWH @$21.55 +$21.55
 493 KWH @$0.085717 +$42.26
Total Current Delivery Charges $63.81

Other Charges
 Late Payment Charge +$0.76
Total Other Charges $0.76

Central Maine Power Account Balance $144.66

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 03/28/2024 56,901 02/28/2024 56,358 29 543

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 300
Bill Date 03/29/2024 Invoice Number 707002029818 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $79.43
 Payments received $0.00
Balance Forward $79.43
New Supplier Charges
 Residential Service : ( 02/29/2024 - 03/28/2024 )
 Energy Charge 543 KWH @$0.108363 +$58.84
Total New Supplier Charges $58.84

Other Charges
 Late Payment Charge +$0.75
Total Other Charges $0.75

Standard Offer Supplier Account Balance $139.02



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.108363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 301
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC -$194.80
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 703002089471
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $283.68
Your Messages Payments received through 04/29/2024 - Thank you -$567.36
 The average residential CMP Delivery amount Balance Forward -$283.68
 includes about $8 per month in non-CMP CMP Delivery +$48.89
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$39.99
 including net energy billing subsidies, low No Payment Due -$194.80
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Home Energy
Assistance Program, the Arrearage Management
Program or our Electricity Lifeline Program. For
more information, please contact your local
Community Action Agency, visit cmpco.com/
HelpWithBill, or call us at 800.750.4000.

Put your bill on autopilot with AutoPay and your
electricity bill will be paid on time, every time. It's
safe, secure and convenient. No mailing delays.
Sign up today at cmpco.com/AutoPay. Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 05/28/2024
 kWh
Receive weekly updates about your electricity
usage and estimated cost - all made possible by 950
your smart meter. You can choose one, two or
all three of the following alerts: usage updates, 760
usage amount exceeded and usage change 570
alerts. Go to cmpco.com/Alerts to learn more.
 380
Our FREE Mobile App makes managing your
 190
account easy and convenient. You can view
and pay your bill, enroll in eBill, access outage 0
information, and more! Text APP to 267898 and Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
we'll send you a link to download the app. 2024 26 22 19 13 0 0 0 0 0 0 0 0
 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810
 FAT DRAGON LLC Amount Due
 210 HIGH ST $0.00
 PORTLAND ME 04101-2831
 Amount Paid



 Please do not write below this line.


 100528240030010792379000000000
 Page 302
Bill Date 04/29/2024 Invoice Number 703002089471 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $144.66
 Payments received - Thank you -$428.34
Balance Forward -$283.68
Adjustments
 Apply credit available +$39.99
Total Adjustments $39.99

Delivery Charges
 Delivery Charges: Residential ( 03/29/2024 - 04/26/2024 )
 Delivery Service: 369 KWH
 Up to 50 KWH @$21.55 +$21.55
 319 KWH @$0.085717 +$27.34
Total Current Delivery Charges $48.89

Central Maine Power Account Balance -$194.80

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 04/26/2024 57,270 03/28/2024 56,901 29 369

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 303
Bill Date 04/29/2024 Invoice Number 703002089471 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $139.02
 Payments received - Thank you -$139.02
Balance Forward $0.00
Adjustments
 Reduce credit available -$39.99
Total Adjustments -$39.99

New Supplier Charges
 Residential Service : ( 03/29/2024 - 04/26/2024 )
 Energy Charge 369 KWH @$0.108363 +$39.99
Total New Supplier Charges $39.99

Standard Offer Supplier Account Balance $0.00



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.108363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 304
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $121.92 07/25/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 706002120842
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance -$36.05
Your Messages Payments received through 06/28/2024 $0.00
 The average residential CMP Delivery amount Balance Forward -$36.05
 includes about $8 per month in non-CMP CMP Delivery +$79.41
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$78.56
 including net energy billing subsidies, low Please pay by 07/25/2024 $121.92
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Home Energy
Assistance Program, the Arrearage Management
Program or our Electricity Lifeline Program. For
more information, please contact your local
Community Action Agency, visit cmpco.com/
HelpWithBill, or call us at 800.750.4000.

Price change associated with annual compliance
and stranded costs is anticipated on July 1, 2024,
pending MPUC approval.
 Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 07/26/2024
Put your bill on autopilot with AutoPay and your kWh
electricity bill will be paid on time, every time. It's
safe, secure and convenient. No mailing delays. 950
Sign up today at cmpco.com/AutoPay.
 760
Receive weekly updates about your electricity 570
usage and estimated cost - all made possible by
your smart meter. You can choose one, two or 380
all three of the following alerts: usage updates,
 190
usage amount exceeded and usage change
alerts. Go to cmpco.com/Alerts to learn more. 0
 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
 2024 26 22 19 13 23 24 0 0 0 0 0 0
 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 07/25/2024

 FAT DRAGON LLC Amount Due
 210 HIGH ST $121.92
 PORTLAND ME 04101-2831
 Amount Paid



 Please do not write below this line.


 100725240030010792379000012192
 Page 305
Bill Date 06/28/2024 Invoice Number 706002120842 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery -$36.05
 Payments received $0.00
Balance Forward -$36.05
Delivery Charges
 Delivery Charges: Residential ( 05/29/2024 - 06/27/2024 )
 Delivery Service: 725 KWH
 Up to 50 KWH @$21.55 +$21.55
 675 KWH @$0.085717 +$57.86
Total Current Delivery Charges $79.41

Central Maine Power Account Balance $43.36

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 06/27/2024 58,724 05/28/2024 57,999 30 725

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 306
Bill Date 06/28/2024 Invoice Number 706002120842 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $0.00
 Payments received $0.00
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 05/29/2024 - 06/27/2024 )
 Energy Charge 725 KWH @$0.108363 +$78.56
Total New Supplier Charges $78.56

Standard Offer Supplier Account Balance $78.56



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.108363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 307
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $189.57 08/26/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 708002134933
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $121.92
Your Messages Payments received through 07/29/2024 - Thank you -$121.92
 The average residential CMP Delivery amount Balance Forward $0.00
 includes about $15.11 per month in non-CMP CMP Delivery +$105.25
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$84.32
 including net energy billing subsidies, low Please pay by 08/26/2024 $189.57
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Arrearage
Management Program or our Electricity Lifeline
Program. For more information, please contact
your local Community Action Agency, visit
cmpco.com/HelpWithBill, or call us at
800.750.4000.

Rates changed July 1, 2024. Visit our website for
more information at cmpco.com/Pricing.

When you sign up for AutoPay, you choose Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 08/27/2024
how many days before the due date you'd like kWh
your payment automatically deducted from your
bank account each month. It’s safe, secure and 950
convenient. Sign up today at cmpco.com/
AutoPay. 760
 570
Receive weekly updates about your electricity
usage and estimated cost - all made possible 380
by your smart meter. Go to cmpco.com/Alerts to
 190
learn more.
 0
Our FREE Mobile App makes managing your Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
account easy and convenient. You can view 2024 26 22 19 13 23 24 27 0 0 0 0 0
and pay your bill, enroll in eBill, access outage 2023 13 13 12 11 10 10 17 18 15 17 19 22
information, and more! Text APP to 267898 and 2022 15 15 15 13 13 11 10 9 8 9 11 12
we'll send you a link to download the app.
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 08/26/2024

 FAT DRAGON LLC Amount Due
 138 GRANT RD $189.57
 FREEPORT ME 04032-5830
 Amount Paid



 Please do not write below this line.


 100826240030010792379000018957
 Page 308
Bill Date 07/29/2024 Invoice Number 708002134933 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $43.36
 Payments received - Thank you -$43.36
Balance Forward $0.00
Delivery Charges
 Delivery Charges: Residential ( 06/28/2024 - 06/30/2024 )
 Delivery Service:
 Up to 5 KWH +$2.23
 76 KWH +$6.52
 Delivery Charges: Residential ( 07/01/2024 - 07/26/2024 )
 Delivery Service:
 Up to 45 KWH +$23.44
 663 KWH +$72.83
 Maine Sales Tax +$0.23
Total Current Delivery Charges $105.25

Central Maine Power Account Balance $105.25

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 07/26/2024 59,513 06/27/2024 58,724 29 789

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.



 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 309
Bill Date 07/29/2024 Invoice Number 708002134933 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $78.56
 Payments received - Thank you -$78.56
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 06/28/2024 - 07/26/2024 )
 Residential Service : ( 06/28/2024 - 06/30/2024 )
 Energy Charge 81 KWH @$0.108363 +$8.78
 Residential Service : ( 07/01/2024 - 07/26/2024 )
 Energy Charge 708 KWH @$0.106363 +$75.31
 Maine Sales Tax +$0.23
Total New Supplier Charges $84.32

Standard Offer Supplier Account Balance $84.32



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. July 1, 2024, the Standard Offer electricity
supply rate decreased from 0.108363 cents per kWh to 0.106363 cents per kWh.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 310
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $177.28 09/24/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 708002161895
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $189.57
Your Messages Payments received through 08/28/2024 - Thank you -$189.57
 The average residential CMP Delivery amount Balance Forward $0.00
 includes about $15 per month in non-CMP CMP Delivery +$100.17
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$77.11
 including net energy billing subsidies, low Please pay by 09/24/2024 $177.28
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Arrearage
Management Program or our Electricity Lifeline
Program. For more information, please contact
your local Community Action Agency, visit
cmpco.com/HelpWithBill, or call us at
800.750.4000.

Rates changed August 1, 2024. Visit our website
for more information at cmpco.com/Pricing.

When you sign up for AutoPay, you choose Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 09/27/2024
how many days before the due date you'd like kWh
your payment automatically deducted from your
bank account each month. It’s safe, secure and 950
convenient. Sign up today at cmpco.com/
AutoPay. 760
 570
Receive weekly updates about your electricity
usage and estimated cost - all made possible 380
by your smart meter. Go to cmpco.com/Alerts to
 190
learn more.
 0
Our FREE Mobile App makes managing your Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
account easy and convenient. You can view 2024 26 22 19 13 23 24 27 23 0 0 0 0
and pay your bill, enroll in eBill, access outage 2023 13 13 12 11 10 10 17 18 15 17 19 22
information, and more! Text APP to 267898 and 2022 15 15 15 13 13 11 10 9 8 9 11 12
we'll send you a link to download the app.
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 09/24/2024

 FAT DRAGON LLC Amount Due
 138 GRANT RD $177.28
 FREEPORT ME 04032-5830
 Amount Paid



 Please do not write below this line.


 100924240030010792379000017728
 Page 311
Bill Date 08/28/2024 Invoice Number 708002161895 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $105.25
 Payments received - Thank you -$105.25
Balance Forward $0.00
Delivery Charges
 Delivery Charges: Residential ( 07/27/2024 - 07/31/2024 )
 Delivery Service:
 Up to 8 KWH +$4.08
 105 KWH +$11.53
 Delivery Charges: Residential ( 08/01/2024 - 08/27/2024 )
 Delivery Service:
 Up to 42 KWH +$22.44
 570 KWH +$62.12
Total Current Delivery Charges $100.17

Central Maine Power Account Balance $100.17

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 08/27/2024 60,238 07/26/2024 59,513 32 725

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 312
Bill Date 08/28/2024 Invoice Number 708002161895 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $84.32
 Payments received - Thank you -$84.32
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 07/27/2024 - 08/27/2024 )
 Energy Charge 725 KWH @$0.106363 +$77.11
Total New Supplier Charges $77.11

Standard Offer Supplier Account Balance $77.11



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.106363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 313
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $312.52 10/28/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 706002200296
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $177.28
Your Messages Payments received through 09/30/2024 $0.00
 The average residential CMP Delivery amount Balance Forward $177.28
 includes about $15 per month in non-CMP Other Charges +$1.68
 costs to support Maine public policy initiatives CMP Delivery +$78.04
 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$55.52
 income assistance and energy efficiency. Learn Please pay by 10/28/2024 $312.52
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Arrearage
Management Program or our Electricity Lifeline
Program. For more information, please contact
your local Community Action Agency, visit
cmpco.com/HelpWithBill, or call us at
800.750.4000.

Rates changed August 1, 2024. Visit our website
for more information at cmpco.com/Pricing.

When you sign up for AutoPay, you choose Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 10/29/2024
how many days before the due date you'd like kWh
your payment automatically deducted from your
bank account each month. It’s safe, secure and 950
convenient. Sign up today at cmpco.com/
AutoPay. 760
 570
Receive weekly updates about your electricity
usage and estimated cost - all made possible 380
by your smart meter. Go to cmpco.com/Alerts to
 190
learn more.
 0
Our FREE Mobile App makes managing your Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
account easy and convenient. You can view 2024 26 22 19 13 23 24 27 23 17 0 0 0
and pay your bill, enroll in eBill, access outage 2023 13 13 12 11 10 10 17 18 15 17 19 22
information, and more! Text APP to 267898 and 2022 15 15 15 13 13 11 10 9 8 9 11 12
we'll send you a link to download the app.
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 10/28/2024

 FAT DRAGON LLC Amount Due
 138 GRANT RD $312.52
 FREEPORT ME 04032-5830
 Amount Paid



 Please do not write below this line.


 101028240030010792379000031252
 Page 314
Bill Date 09/30/2024 Invoice Number 706002200296 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $100.17
 Payments received $0.00
Balance Forward $100.17
Delivery Charges
 Delivery Charges: Residential ( 08/28/2024 - 09/27/2024 )
 Delivery Service: 522 KWH
 Up to 50 KWH @$26.60 +$26.60
 472 KWH @$0.108980 +$51.44
Total Current Delivery Charges $78.04

Other Charges
 Late Payment Charge +$0.95
Total Other Charges $0.95

Central Maine Power Account Balance $179.16

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 09/27/2024 60,760 08/27/2024 60,238 31 522

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 315
Bill Date 09/30/2024 Invoice Number 706002200296 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $77.11
 Payments received $0.00
Balance Forward $77.11
New Supplier Charges
 Residential Service : ( 08/28/2024 - 09/27/2024 )
 Energy Charge 522 KWH @$0.106363 +$55.52
Total New Supplier Charges $55.52

Other Charges
 Late Payment Charge +$0.73
Total Other Charges $0.73

Standard Offer Supplier Account Balance $133.36



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.106363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 316
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $128.38 11/26/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 709002200571
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $312.52
Your Messages Payments received through 10/30/2024 - Thank you -$312.52
 The average residential CMP Delivery amount Balance Forward $0.00
 includes about $15 per month in non-CMP Other Charges -$0.23
 costs to support Maine public policy initiatives CMP Delivery +$75.53
 including net energy billing subsidies, low Non-CMP Supplier Standard Offer +$53.08
 income assistance and energy efficiency. Learn Please pay by 11/26/2024 $128.38
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

If you need help paying your bill, you may be
eligible for funds through the Arrearage
Management Program or our Electricity Lifeline
Program. For more information, please contact
your local Community Action Agency, visit
cmpco.com/HelpWithBill, or call us at
800.750.4000.

A credit has been applied to your bill. The Maine
Public Utilities Commission has approved
updated fixed and kWh charges, effective August
1, 2024 and retroactive to rates from July 1, 2024. Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 11/27/2024
 kWh
When you sign up for AutoPay, you choose
how many days before the due date you'd like 950
your payment automatically deducted from your
bank account each month. It’s safe, secure and 760
convenient. Sign up today at cmpco.com/ 570
AutoPay.
 380
Receive weekly updates about your electricity
 190
usage and estimated cost - all made possible
by your smart meter. Go to cmpco.com/Alerts to 0
learn more. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
 2024 26 22 19 13 23 24 27 23 17 16 0 0
 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 11/26/2024

 FAT DRAGON LLC Amount Due
 138 GRANT RD $128.38
 FREEPORT ME 04032-5830
 Amount Paid



 Please do not write below this line.


 101126240030010792379000012838
 Page 317
Bill Date 10/30/2024 Invoice Number 709002200571 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $179.16
 Payments received - Thank you -$179.16
Balance Forward $0.00
Delivery Charges
 Delivery Charges: Residential ( 09/28/2024 - 10/29/2024 )
 Delivery Service: 499 KWH
 Up to 50 KWH @$26.60 +$26.60
 449 KWH @$0.108980 +$48.93
Total Current Delivery Charges $75.53

Other Charges
 Stranded Cost Pricing Adjustment -$0.23
Total Other Charges -$0.23

Central Maine Power Account Balance $75.30

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 10/29/2024 61,259 09/27/2024 60,760 32 499

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 318
Bill Date 10/30/2024 Invoice Number 709002200571 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $133.36
 Payments received - Thank you -$133.36
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 09/28/2024 - 10/29/2024 )
 Energy Charge 499 KWH @$0.106363 +$53.08
Total New Supplier Charges $53.08

Standard Offer Supplier Account Balance $53.08



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.106363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 319
 Page 1 of 3
 Account Number Service Location Amount Due Date Due
 3001-0792-379 FAT DRAGON LLC $119.35 12/30/2024
 208 HIGH ST HSE MTR
 Invoice Number PORTLAND ME 04101
 707002244211
Manage your account online: cmpco.com
Customer Service: 800.750.4000
Outage reporting line: 800.696.1000 Your Account Summary
 Prior Balance $128.38
Your Messages Payments received through 12/02/2024 - Thank you -$128.38
 The average residential CMP Delivery amount Balance Forward $0.00
 includes about $15 per month in non-CMP CMP Delivery +$70.85
 costs to support Maine public policy initiatives Non-CMP Supplier Standard Offer +$48.50
 including net energy billing subsidies, low Please pay by 12/30/2024 $119.35
 income assistance and energy efficiency. Learn
 more about CMP rates and public policy costs at
 cmpco.com/PublicPolicyCosts.

Asking for help can be hard. With a variety of
assistance programs available, we can help if
you're having trouble managing your electricity
bills. For example, you may be eligible for the
Arrearage Management Program or our
Electricity Lifeline Program. Learn more at
cmpco.com/HelpWithBill or call us at
800.750.4000.

Never miss a payment again with AutoPay. You
set the schedule and we handle the rest. It's a
safe and convenient solution for busy lives. Visit Your Monthly Usage Summary(kWh)
 Your next meter reading is on or about 12/30/2024
cmpco.com/AutoPay to sign up. kWh
Stay informed about your electricity use with 950
Usage Alerts. You'll receive weekly updates on
your energy use -- powered by your smart meter. 760
You can even customize your alerts so you're 570
notified if you exceed a set amount of electricity
use or cost. Visit cmpco.com/Alerts to learn more. 380
 190
Simplify your account management with our
Mobile App. Make payments, enroll in eBill and 0
get outage updates, it's all at your fingertips. Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Text APP to 267898 and we'll send you a link to 2024 26 22 19 13 23 24 27 23 17 16 16 0
download the app. 2023 13 13 12 11 10 10 17 18 15 17 19 22
 2022 15 15 15 13 13 11 10 9 8 9 11 12
 Your Average Daily Usage (kWh)


 Please return this stub with your payment. Please allow 7 to 10
 business days for processing. Do not send cash or coins, and
 do not return with staples or paper clips. Thank you.


 Account Number
 3001-0792-379
 Central Maine Power Date Due
 PO Box 847810
 Boston, MA 02284-7810 12/30/2024

 FAT DRAGON LLC Amount Due
 138 GRANT RD $119.35
 FREEPORT ME 04032-5830
 Amount Paid



 Please do not write below this line.


 101230240030010792379000011935
 Page 320
Bill Date 12/02/2024 Invoice Number 707002244211 Account Number 3001-0792-379 Page 2 of 3

Your Central Maine Power Delivery Service Account Detail
Prior Balance for Central Maine Power Delivery $75.30
 Payments received - Thank you -$75.30
Balance Forward $0.00
Delivery Charges
 Delivery Charges: Residential ( 10/30/2024 - 11/27/2024 )
 Delivery Service: 456 KWH
 Up to 50 KWH @$26.60 +$26.60
 406 KWH @$0.108980 +$44.25
Total Current Delivery Charges $70.85

Central Maine Power Account Balance $70.85

Your Meter Details Read Cycle 19
 Meter Number Read Date Meter Reading Prior Read Date Prior Meter Reading Number of Days Total kWh

 L108632916 11/27/2024 61,715 10/29/2024 61,259 29 456

Customer Information for Your Delivery Service
Delivery rates are approved by the Maine Public Utilities Commission. For bills that cover both electricity supply and CMP delivery, CMP
forwards energy-supply payments to the appropriate energy provider. For a schedule of CMP delivery rates, visit cmpco.com or call
us at 800.750.4000. To see how your Delivery Charges are impacted by Maine public policy, visit cmpco.com/PublicPolicyCosts.
What’s a kilowatt-hour? Questions?
Electric power is measured in watts. 1000 watts of power used for 1 To ask a question or dispute a bill, you can email
hour is a kilowatt-hour (kWh) of energy. Example: a 100 watt bulb lit customer.service@cmpco.com, or call 800.750.4000, or write to CMP
for 10 hours uses 1 kWh of energy. Customer Service, 83 Edison Drive, Augusta, ME 04336.

Sales-Tax Exemption Payment Arrangements
Maine sales tax does not apply to the first 750 kilowatt-hours (kWh) If you have trouble paying your bill, a payment plan may help. Call
of residential usage. 800.686.4044 for more information.

Late-Payment Charge Maine Public Utilities Commission (MPUC)
Bills are due on receipt. A rate of 0.949% will be applied each The MPUC's Consumer Assistance and Safety Division (CASD)
month to the unpaid balance after 25 days from the bill postmark. investigates and resolves complaints, educates the public and ensures
 utilities remain in compliance with State statutes and Commission
Estimated Bills rules. To contact the CASD, call 800.452.4699 or visit
When we cannot read your meter, we will estimate your usage for the maine.gov/mpuc.
month. You have the right to read your own meter. Visit cmpco.com for
more information, or call 800.750.4000.




 Mail Address Changes Sign Up for Automatic Payments


 Please “X” for mail address changes and fill in To sign up for automatic payments, please mark an
 your new mailing address information below. “X” in the box, and sign and date below:

 Signed Date:
 Pay my bill (check one): when my bill arrives
 # of days before due date (circle one below)

 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23
 (Example: Circle “15” to pay your bill 15 days before the due date.
 It does NOT mean your bill will be paid on the 15th of each month.)
 If you are moving or need to stop service, To complete your enrollment, please:
 please call a Customer Representative at 1.800.750.4000 1. Include a VOIDED check with this pay stub.
 2. Allow up to 30 days for processing.

 Please do not write below this line.




 Page 321
Bill Date 12/02/2024 Invoice Number 707002244211 Account Number 3001-0792-379 Page 3 of 3

You have chosen to purchase your electricity supply from: Standard Offer.
Rates for electricity supply are not set by CMP yet we are required to bill and collect them on behalf of your Supplier.

Supplier: Standard Offer




FAT DRAGON LLC
208 HIGH ST HSE MTR PORTLAND ME 04101


Prior Balance for Standard Offer Supplier $53.08
 Payments received - Thank you -$53.08
Balance Forward $0.00
New Supplier Charges
 Residential Service : ( 10/30/2024 - 11/27/2024 )
 Energy Charge 456 KWH @$0.106363 +$48.50
Total New Supplier Charges $48.50

Standard Offer Supplier Account Balance $48.50



Supplier Information
CMP does not generate or supply electricity. We deliver your electricity. Your Standard Offer electricity is supplied by Constellation Energy
(25%) and NextEra Energy Marketing LLC (75%). Standard Offer is the default if you have not chosen an electricity supplier.

CMP is your energy delivery company. Other companies, not regulated by the Maine Public Utilities Commission (MPUC), supply your electricity,
which we deliver to you safely and reliably. CMP does not control the supply price though we are required to include and collect the costs in our
monthly bills. Now you will see the name of your supplier and their itemized supply charges in BLUE on this page.

Competitive bidding for the right to supply Standard Offer electricity is supervised by the MPUC. The price per kWh for your default Standard
Offer electricity supply is $0.106363.

You may learn more about energy supply and suppliers, and possibly find a better supply price, by visiting the Office of the Public Advocate
(OPA) at maine.gov/SupplyRates, calling the OPA at 207.624.3687, or by visiting the MPUC at maine.gov/mpuc.

Visit us at cmpco.com/UnderstandYourUsage to see ways to manage and potentially reduce your usage.




 Page 322
 City of Portland Permitting and Inspections Department Landlord
 Worksheet/Petition for Rent Board Approved Increase Rent Increase using
 Fair Return Standard: Maintenance of Net Operating Income (MNOI)

Note to Applicants
All information and documentation provided in this application will be made available to the public,
pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact
sensitive information contained herein, including, but not limited to bank account information, debit
card or credit card information, government-issued identification information, personal contact
information such as phone numbers, email addresses, tenant or employee names, or other personally
identifying information. The Rent Board may act within its authority to request any additional
information it deems pertinent to the application at hand.

Introductory Information
A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and
reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly
compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected
standards.
Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of
Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from
a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves
that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during
that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent
Board.
 1. Presumption of Base Year Net Operating Income
 It shall be presumed that the net operating income received by the landlord during the calendar year
 2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which
 case an adjusted Base Year Net Operating Income shall be used.
 2. Fair Return
 A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating
 income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the
 Base Year. It shall be presumed this standard provides a Fair Return.
 3. Base Year:
 a. Calendar year 2019 is the Base Year.
 b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return
 petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as
 the “current year” in the prior petition.
 c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws
 or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base
 Year shall be the year the Unit entered the marketplace.
 4. Current Year
 The “current year” shall be the calendar year preceding the petition.
 5. CPI (Consumer Price Index)
 The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All
 Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor
 Statistics Data (bls.gov)].
 6. Limits of Allowable Rent Increases in Any One Year
 If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in
 excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent.

 1
 Page 323
General Information About the Property
Street Address: ___________________________________________________________________________
Parcel Numbers(s): ________________________________________________________________________
Year Property Purchased by Current Owner: ____________________________________________________
Total Number of Units on the Property: ________________________________________________________
Total Number of Units Affected by Proposed Rent Increase: ________________________________________
Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No
If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________
________________________________________________________________________________________

Section 1. Landlord Information
Name: __________________________________________________________________________________
Phone(s): _______________________________________________________________________________
Business Address: ________________________________________________________________________
City, State, Zip: ___________________________________________________________________________
Business E-mail: __________________________________________________________________________

Section 2. Agent Information (if applicable)
Name: __________________________________________________________________________________
Phone(s): _______________________________________________________________________________
Business Address: ________________________________________________________________________
City, State, Zip: ___________________________________________________________________________
Business E-mail: __________________________________________________________________________

Section 3. Services
Please check the applicable box to identify the manner in which each service is paid.
 Paid by Landlord, but Landlord pays service
 Tenants pay service
 not passed through to and passes cost
 directly
 Tenants through to Tenants
 Gas   
 Electricity   
 Water   

 Sewer   
 Garbage   

 Other:   




 2
 Page 324
Section 4. Changes to Services
Briefly describe the services provided to the rental units. Include all services provided and state which services
are provided without additional charge.




If there have been any changes to the services listed above or in the responsibility for their payment since the
base year, please explain:




 3
 Page 325
Section 5. Income and Expense Explanation and Calculation
Calculation of Net Operating Income
Net operating income shall be calculated by subtracting operating expenses from gross rental income.

Gross Rental Income
Gross rental income includes:

 • Scheduled rental income at one hundred percent (100%) occupancy plus all other income or
 consideration received or in connection with the use or occupancy of the Rental Unit.
 If there is a change in the number of rental units between the Base Year & Current Year, the rental
 income and expenses for the same number of units shall be used in calculating the net operating
 income for both periods. The purpose of this provision is to provide a fair compensation between the
 Base Year and the Current Year.
 • Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the
 Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent
 Program shall attribute rental income calculated on the basis of average rents for comparable units at
 the property that were most recently rented. If no comparable units on the property were rented within
 the last two years, initial rents for comparable units in the City may be used if there is no other basis for
 its calculation.
Gross rental income shall not include:

 • Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant;
 • Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost
 pass-through basis if they are regulated by state or local law)

Section 6. Operating Expenses
Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including:

 • Management Expenses;
 • Utility Costs except a utility that are paid directly by the tenant(s);
 • Real Property Taxes Assessed and Paid;
 • Insurance;
 • License, Registration and other Public Fees;
 • Landlord-performed Labor;
 • Legal Expenses;
 • The Amortized Costs of Capital Improvements; and
 • Other Reasonable Operating Expenses.
Operating expenses shall not include the following:

 • Mortgage principal or interest payments or other debt service costs and costs associated with obtaining
 financing;
 • Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of
 any other provision of law;
 • Land lease expenses;
 • Political contributions and payments to organizations or individuals which are substantially devoted to
 legislative lobbying purposes;
 • Depreciation;
 • Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security
 Deposit, insurance settlement, judgment for damages, settlement or any other method or device;
 • Unreasonable increases in expenses since the Base Year;
 • Expenses associated with the provision of master-metered gas and electricity services;

 4
 Page 326
 • Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair
 work or the failure to complete necessary replacements. (For example if a roof replacement is
 unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water
 damage occurred as a result of the unreasonable delay, that expense would not be allowable to
 support a fair return); and
 • Unreasonable Expenses.

Claim for Base Rent Adjustment
A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts
were disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a
requested adjustment is provided and sufficiently compelling enough to show that special or peculiar
circumstances prevented the landlord from receiving a fair return on investment during that period. Landlords
may rebut the presumption that the Base Year net operating income provided a fair return. If a claim is
made on this basis, the petitioner must complete Section 19, Claim for Adjustment of Base Year Net
Operating Income and Associated Rent Adjusted Claim at the end of this Application.
Check here  if a claim for a Base Year Rent Adjustment is included in this application and complete
Section 18 of this Application.




 5
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Section 7. Income Worksheet
 Base Year (2019) 1 Current Year (2025)

Rental Income

1. Gross scheduled rental income (total for
 $ __________________ $ __________________
the calendar year) including uncollected rent.

2. Portion Attributable to Vacancy $ __________________ $ __________________

Fees (indicate what fee is for):

3. Late fees $ __________________ $ __________________

4. List fees, other than utilities, collected for
 $ __________________ $ __________________
services & amenities not included in rent

5. ____________________________ $ __________________ $ __________________

6. ____________________________ $ __________________ $ __________________

7. ____________________________ $ __________________ $ __________________

Other Income (list separately by type) 2:

8. ____________________________ $ __________________ $ __________________

9. ____________________________ $ __________________ $ __________________

10. ___________________________ $ __________________ $ __________________

Fees charged by landlord for Utilities

11. Gas $ __________________ $ __________________

12. Electricity $ __________________ $ __________________

13. Water $ __________________ $ __________________

14. Sewer $ __________________ $ __________________

15. Garbage & Recycling $ __________________ $ __________________

Other Utilities (list separately by type):

16. ___________________________ $ __________________ $ __________________

17. ___________________________ $ __________________ $ __________________

18. TOTAL INCOME $ __________________ $ __________________

(add only lines 1 and 3-17)


1 or an alternative year in the event of extenuating circumstances.


2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income.




 6
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Section 8. Operating Expense Worksheet
Additional operating expense items can be listed for this worksheet using separate page(s) as needed.

 Base Year (2019) Current Year (2025)

1. Assessments $ __________________ $ __________________

2. Real Property Taxes $ __________________ $ __________________

3. License Tax/Fee $ __________________ $ __________________

4. Rent Board Registration Fees $ __________________ $ __________________

5. Insurance $ __________________ $ __________________

6. Accounting $ __________________ $ __________________

7. Legal (explain types of legal expenses) $ __________________ $ __________________

8. Manager /Management Services $ __________________ $ __________________

9. Security $ __________________ $ __________________

10. Office Supplies $ __________________ $ __________________

12. Normal Repairs $ __________________ $ __________________

13. Owner-Performed Labor $ __________________ $ __________________

14. Plumbing Maintenance $ __________________ $ __________________

15. Pool Maintenance $ __________________ $ __________________

16. Landscape Maintenance/snow removal $ __________________ $ __________________

17. Other Maintenance $ __________________ $ __________________

18. Parking Lot/Street Maintenance $ __________________ $ __________________

19. Gas (separately metered only) $ __________________ $ __________________

20. Electricity (separately metered only) $ __________________ $ __________________

21. Water $ __________________ $ __________________

22. Sewer $ __________________ $ __________________

23. Amortized portion of Capital Expense
(see Sections 10, 11 and 12 column (i)) $ __________________ $ __________________

24. Vandalism Repairs $ __________________ $ __________________

25. Uninsured Damages $ __________________ $ __________________

27. TOTAL OPERATING EXPENSES $ __________________ $ __________________




 7
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Section 9. Allowances for Capital Improvements
Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover
the amortization of those costs. A capital improvement shall be any improvement to a unit or property which
materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and
has a useful life of more than one year and a direct cost of $250.00 or more per unit.
Allowances for capital improvements shall be subject to the following conditions:
 1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in
 Section 11, unless it is determined that an alternate period is justified based on the evidence presented
 at the Rent Board hearing.
 2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a
 provision of Portland Code or state law where the original installation of the improvement was not in
 compliance with code requirements.
Example of a Capital Improvement with Amortized Expenses and an Interest Allowance:
Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed
covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in
the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable
interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of
the capital improvement per month is:




 Total Principal &
 Capital Improvement Interest Total Interest – Life of
 Period Interest – Life of
 Cost Allowance Improvement
 Improvement


 10 years
 $20,000 5.88% $26,500.52 $6,500.52
 (120 months)



  Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit

 $2,650.05 $220.84 4 $55.21




 8
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Section 10. Amortization Period of Capital Years
  Improvements/Expenses
In amortizing capital improvements/ expenses, the Screen Doors 5
following schedule shall be used to determine the
amortization period of the capital improvements
 Fencing and Security* 5
and expenses. Improvements add to the health &
safety of the rental unit.
 Management 5
 Years
 Tenant Assistance 5
 Appliances

 Air Conditioners* 10
 Structural Repair and Retrofitting
 Refrigerator* 5
 Foundation Repair* 10
 Stove* 5
 Foundation Replacement* 20
 Garbage Disposal 5
 Foundation Bolting* 20
 Water Heater* 5
 Iron or Steel Work 20
 Dishwasher 5
 Masonry-Chimney Repair* 20
 Microwave Oven 5
 Shear Wall Installation* 10
 Washer/Dryer 5
 Electrical Wiring* 10

 Elevator* 20
 Basic Items

 Fans* 5
 Fencing
 Cabinets* 10
 Chain 10
 Carpentry 10
 Block 10
 Counters* 10
 Wood 10
 Doors* 10

 Knobs 5



 9
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 Years Years




Fire Systems

Fire Alarm System* 10 Glass

Fire Sprinkler System* 20 Windows* 5

Fire Escape* 10 Doors* 5

 Mirrors 5

Flooring/Floor Covering

Hardwood 10 Heating*

Tile and Linoleum 5 Central 10

Carpet 5 Gas 10

Carpet Pad 5 Electric 10

Subfloor 10 Solar 10

Fumigation Tenting* 5 Insulation 10

Furniture 5

Automatic Garage Door Openers* 10 Landscaping

 Planting 10

Gates Sprinklers 10

Chain Link 10 Tree Replacement 10

Wrought Iron 10

Wood 10 Lighting




 10
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 Years Years

Interior* 10 Decking 10

Exterior* 5 Plastering 10

Exterior Sump Pumps* 10

Locks* 10 Railings* 10

Mailboxes* 10

Meters* 10 Roofing*

 Shingle/Asphalt 10

Plumbing Built-up, Tar and Gravel 10

Fixtures* 10 Tile 10

Pipe Replacement* 10 Gutters/Downspouts 10

Re-Pipe Entire Building* 20

Shower Doors* 5 Security*

 Entry Telephone Intercom 10

Painting Gates/Doors 10

Interior 5 Fencing 10

Exterior 5 Alarms 10




Paving Sidewalks/Walkways* 10

Asphalt 10 Stairs 10

Cement 10 Stucco 10




 11
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 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.




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Section 11. Interest Allowance on Capital Improvements
If an amount was reported as an amortized portion of expenses on Section 11, Operating Expense Worksheet, line 23 of the Base Year or current
operating expense table above, complete this section.
An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the
"average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published
in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html
Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to
ensure that your numbers are correct.

Completed Capital Improvement and Expense Worksheet (Base Year)
  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 Interest] Unit


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

*Use the amortization table in this Attachment and the information about interest rates.
Total for Base Year [add amounts in column (d)]: $ _______________
Annual Cost for Base Year [add amounts in column (i)]: $ ________________



 13
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Completed Capital Improvement and Expense Worksheet (Current Year)
This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the
amortized portion may be counted in the current year.

  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 Interest] Unit


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______


  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

*Use the amortization table in this Attachment and the information about interest rates.
Total for Current Year [add amounts in column (d)]: $ _______________
Annual Cost for Current Year [add amounts in column (i)]: $ ________________




 14
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Section 12. Blank Worksheet (Optional – Available for Petitioner Use)




 15
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Section 13. Owner-Performed Labor
Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an
operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a
maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed
for the benefit of the residents.

Owner Performed Labor – Base Year
Date (or Range) Hours Hourly Rate Units Impacted Type of Work


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


Owner Performed Labor – Current Year
Date Hours Hourly Rate Units Impacted Type of Work


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________




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Section 14. Planned Capital Improvements
To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital
improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during
the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses
for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go
into effect until completion has been documented to the Rent Program.
Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24)
months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements
has been reviewed and approved by the City.

  (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)

 Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
 and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
 of Completion Interest] Unit

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

  ___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______

 ________________

*Use the amortization table in this Attachment and the information about interest rates.
Proposed Capital Expenses [add amounts in column (d)]: $ _______________
Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________


 17
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Section 15. Net Operating Income (NOI)
Net Operating Income = Income – Operating Expenses

 Base Year (2019) Current Year (2025)

 1. Total Annual Income $ ________________ $ ________________

 2. Annual Operating
 $ ________________ $ ________________
 Expenses

 3. Net Annual Operating
 $ ________________ $ ________________
 Income

 4. CPI [Annual Average CPI] 281.082 346.889

 5. Percent Annual Increase in CPI Base Year to Current Year
 ___________ %
 Line 4 Current Year-Line 4 Base Year
 × 100
 Line 4 Base Year

 6. Fair Net Annual Operating Income = Base Year Net
 Operating Income Adjusted by CPI Increase
 $ ________________
 Line 5 + 100
 × Line 3 Base Year
 100

 7. Fair Net Annual Operating Income Minus Current Net
 Operating Income = Allowable Rent Increase
 $ ________________
 Line 6 − Line 3 Current Year

 8. Allowable Rent Increase/Unit/Month 3
 $ ________________
 Line 7 ÷ 12 ÷ # of Units




3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different

allocation, complete Section 18 Proposed Adjustment Worksheet.

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Section 16. Monthly Rent Worksheet
List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised
during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was
implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023),
or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent
increases.

 Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment
 Tenant Tenant Taken Tenant Charges
 Increase (%) Deferred (Please
 (%) specify)


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________



  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


  ___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________



 19
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___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________



 20
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Section 17. Proposed Adjustment Worksheet
Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis
or proportionally to the square footage or costs and expenses attributed to each unit.
Indicate method of allocation: _____________________________________________________________________________________________

 Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed
 Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent
 (2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted
 Calculation


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________



  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


  ___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


 21
 Page 343
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________




 22
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Section 18. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME
AND ASSOCIATED RENT ADJUSTED CLAIM
The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a
covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that
special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that
period. Complete this Section 19 and the following Sections 20 and 21 only if you are seeking an
adjustment in base rent due to special or peculiar circumstances.
Check the factors below that are applicable to your claim.
 A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year
 were unusually high or low in comparison to other years. In such instances, adjustments may be
 made in calculating operating expenses in order that the base year operating expenses reflect
 average expenses for the property over a reasonable period of time. Check which factor(s)
 contributed to your claim:
 a. Extraordinary amounts were expended for necessary maintenance and repairs
 b. Maintenance and repair expenditures were exceptionally low as to cause inadequate
 maintenance or significant deterioration in the quality of services provide
 c. Other expenses were unreasonably high or low notwithstanding the application of
 prudent business practices.
 B. Exceptional Circumstances in the Base Year. The gross income during the base year was
 disproportionately low due to exceptional circumstances. In such instances, adjustments may be
 made in calculating base year gross rental income consistent with the purpose of analyzing
 base year net operating income. Check which factor(s) contributed to your claim:
 a. The gross income during the base year was lower than it might have been because
 some residents were charged reduced rent.
 b. The gross income during the base year was significantly lower than normal because of
 the destruction of the premises and/or temporary relocation for construction or repairs.
 c. The pattern of rent increases in the years prior to the base year were less than increases
 in the CPI.
 C. Other exceptional circumstances: (specify)




If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in
Section 20 will be performed with an Adjusted Gross Income, and that will be substituted for the Section 16
calculations. This figure represents the income that would have been expected absent the exceptional
circumstances. Options for determining Adjusted Gross Income include, but are not limited to:
 A. Base year rents charged for any comparable units in the same building.
 B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4

 Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom

 $989 $1,071 $1,387 $1,829 $2,198



4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base

year when completing the expense portion of the worksheet.

 23
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 C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that
 are the subject of this application which has been prepared by a Maine licensed appraiser and
 is attached to this application.
Actual Gross Income for 2019: $ ____________
Proposed Adjusted Gross Income for 2019: $ ____________
Briefly describe the method for obtaining the proposed income and attach any relevant documentation in
support of the claim for an adjustment of base year rent.




 24
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Section 19. Income and Operating Expense Worksheet With Adjustment of Base Year
 Base Year (2019) Current Year (2025)
 Rental Income

 1. Adjusted Gross Income (with Adjusted
 Base Year as proposed in Section 19) $ __________________ $ __________________

 2. Portion Attributable to Vacancy
 $ __________________ $ __________________
 Fees (indicate what fee is for):
 3. Late fees
 $ __________________ $ __________________
 4. List fees, other than utilities, collected
 for services & amenities not included in
 rent $ __________________ $ __________________
 5. ____________________________
 $ __________________ $ __________________
 6. ____________________________
 $ __________________ $ __________________
 7. ____________________________
 $ __________________ $ __________________
 Other Income (list separately by type)5:
 8. ____________________________
 $ __________________ $ __________________
 9. ____________________________
 $ __________________ $ __________________
 10. ___________________________
 $ __________________ $ __________________
 Fees charged by landlord for Utilities
 11. Gas
 $ __________________ $ __________________
 12. Electricity
 $ __________________ $ __________________
 13. Water
 $ __________________ $ __________________
 14. Sewer
 $ __________________ $ __________________
 15. Garbage & Recycling
 $ __________________ $ __________________
 Other Utilities (list separately by
 type):
 16. ___________________________ $ __________________ $ __________________
 17. ___________________________ $ __________________ $ __________________


 18. TOTAL INCOME $ __________________ $ __________________
 (add only lines 1 and 3-17)




5 Interest earned by Landlord on Tenant security deposits, other interest or investment income.


 25
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Section 20. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year
  Amount
Complete only if seeking an adjustment of base year rent.

 Base Year (2019) Current Year (2025)

 1. Total Annual Income $ ________________ $ ________________

 2. Annual Operating
 $ ________________ $ ________________
 Expenses

 3. Net Annual Operating
 $ ________________ $ ________________
 Income

 4. CPI [Annual Average CPI] 281.082 346.889

 5. Percent Annual Increase in CPI Base Year to Current Year
 ___________ %
 Line 4 Current Year-Line 4 Base Year
 × 100
 Line 4 Base Year

 6. Fair Net Annual Operating Income = Base Year Net
 Operating Income Adjusted by CPI Increase
 $ ________________
 Line 5 + 100
 × Line 3 Base Year
 100

 7. Fair Net Annual Operating Income Minus Current Net
 Operating Income = Allowable Rent Increase
 $ ________________
 Line 6 − Line 3 Current Year

 8. Allowable Rent Increase/Unit/Month 6
 $ ________________
 Line 7 ÷ 12 ÷ # of Units




6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different

allocation, complete Section 18 Proposed Adjustment Worksheet.

 26
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Section 21. Other Claims
Explain any other claims in support of this application and provide/attach any evidence in support of those
claims. Please use additional pages as appropriate:




 27
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Section 22. Documentation of Current Year Income & Operating Expenses
 1. Organize documents by operating expense category.
 2. Number each page, submitted with this Application, with the number of the Expense Category (for
 instance on page 7, category of Landscape Maintenance is on line 16, any documents supporting that
 line item would be marked p.7, 16-1, p. 7 16-2, p. 7 16-3 and so on).

Section 23. Current Tenant Information
If there are more than four affected tenants, attach additional sheet(s).


Tenant’s Name
 First Last Unit number
Mailing address if different Email address:




Tenant’s Name
 First Last Unit number
Mailing address if different Email address:




Tenant’s Name
 First Last Unit number
Mailing address if different Email address:




Tenant’s Name
 First Last Unit number

Mailing addrss if different Email address:




Section 24. Certification
I hereby certify that the information provided is accurate to the best of my knowledge, request that any required
notices be given and ask that a hearing be scheduled in front of the Rent Board to process this request for a
rent increase as outlined above.
Signature of Applicant Landlord:


_______________________________ ______________________________ _______________


Printed name Signature Date


 28
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Remote Rent Board Meeting Minutes - Held Via Zoom

Wednesday, January 28, 2026​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​

II. Roll Call - 0:00:45

Matthew Lax, Tenant, District 1 - Chair
Vacant, Tenant, District 2
Christopher “Buddy” Moore, Tenant, District 3
Rebecca Bolduc, Homeowner, District 4 - Absent
Vacant, District 5
Anne-Laure Razat, Tenant, At-Large - Vice Chair
Kristen Carreras, Landlord, At-Large

Staff present:
Dylan Orr, Rental Registration Coordinator
Adam O'Connor, Rental Registration Inspector
Benjamin Plante, Esq., Counsel for the Rent Board



III. Approval of Minutes - 0:01:09

 a.​ December 17, 2025 Minutes - 0:01:22
​
0:01:47 - Anne-Laure Razat moves to approve the minutes as written. Seconded by Christopher
“Buddy” Moore. (4-0; Bolduc absent). The motion passes.



IV. Communications - 0:03:15

 a.​ Rent Control Report - Q4 2025

0:03:25 - City staff summarizes the rent control 2025 quarter 4 report. There are no votes on
this item.



V. Unfinished Business - 0:05:10

 a.​ Approval of Findings of Fact & Conclusions of Law - See 4:38:39​

 b.​ Rent Increase Appeal - 0:13:07​
 Appellant: Portland Tenant’s Union​
 Address: 33 State St, all units​
 Property Owner: Atanas Dinkov​
 CBL: 044-B-016-001
0:18:33 - Christopher “Buddy” Moore moves that the Rent Board has jurisdiction to rule on the
appeal regarding 33 State Street. Seconded by Matthew Lax. (4-0; Bolduc absent) The motion
passes.​
​
0:24:20 - Christopher “Buddy” Moore moves to find that units 1, 2, and 3 at 33 State Street are
not exempt from the rent control ordinance as the basement was a rooming unit, not a dwelling
unit, and as such failing to meet the standards at 6-231(d). Seconded by Anne-Laure Razat.​
​
1:15:00 - Christopher “Buddy” Moore amends the previous motion and moves to find units 1, 2,
and 3 at 33 State Street are not exempt from the rent control ordinance as the basement was a
rooming unit, not a dwelling unit, from April 2024 through April 2025 and as such failing to meet
the standards at 6-231(d). Seconded by Anne-Laure Razat. (2-2; Lax & Carreras vote no; Bolduc
absent) The motion fails.​
​
1:23:14 - Anne-Laure Razat moves that the owner did not use the basement as his primary
residence from April 2024 through April 2025. Seconded by Matthew Lax. (3-0; Carreras
abstains, Bolduc absent) The motion fails.​
​
2:02:00 - Matthew Lax moves to table item V.b. for a special meeting on a date to be
determined. Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion passes.​
​
2:05:14 through 2:11:11 - The Board takes a recess.​

 c.​ Tenant Rights Appeal - 2:11:24​
 Appellant: Shelley Swift​
 Address: 193 York St, Unit 2​
 Property Owner: 193 York Street LLC​
 CBL: 044-C-004-001

2:34:40 - Kristen Carreras moves that there is no retaliation for 193 York Street due to Rental
Housing Rights was provided via docusign, which includes links to disclosures, which were also
provided at the commencement of the tenancy. Seconded by Anne-Laure Razat. ​
​
2:48:28 - Kristen Carreras rescinds the previous motion.​
​
2:50:54 - Matthew Lax moves to find that the tenant appealed for their rights under this
ordinance. Seconded by Anne-Laure Razat. (4-0; Bolduc absent) The motion passes.​
​
3:12:37 - Matthew Lax moves that the notice to quit was an adverse action after the tenant
asserted their rights under the tenant rights ordinance resulting in a retaliatory action.​
​
3:13:45 - Matthew Lax amends the previous motion to find that the notice to quit was an
adverse action within six months of the tenant asserting their rights under the tenant rights
ordinance resulting in a retaliatory action. Seconded by Christopher “Buddy” Moore. (3-1;
Kristen votes no; Bolduc absent) The motion fails.​
​
3:24:24 - Matthew Lax moves to find that the notice to quit was not a retaliatory action.
Seconded by Kristen Carreras. (2-0; Lax & Moore abstain; Bolduc absent) The motion fails.​
​
3:59:39 - Matthew Lax moves to reopen public comment for 193 York Street, Unit 2. Seconded
by Anne-Laure Razat. (4-0; Bolduc absent) The motion passes.
​
4:04:17 - Anne-Laure Razat moves to table the agenda item to the next regularly scheduled
meeting. Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion passes.

4:05:10 through 4:11:29 - The Board takes a recess.​

 d.​ Tenant Rights Appeal - Public Comment - 4:11:51​
 Appellant: Lizbeth Gallardo​
 Address: 183 Brackett St, Unit 208​
 Property Owner: Redfern WEP LLC​
 CBL: 045-E-039-001

4:15:41 - The appellant, Liz Gallardo, is not present.​
​
4:16:54 - The objector, Redfern Properties, presents their defense.​
​
4:19:11 - No public comment received.​
​
4:25:05 - Kristen Carreras moves to close the public record. Seconded by Christopher “Buddy”
Moore. (4-0; Bolduc absent) The motion passes.​
​
4:31:02 - Matthew Lax moves to table the 183 Bracket Street, Unit 208 appeal to the special
February meeting scheduled for a date to be determined. Seconded by Anne-Laure Razat. (4-0;
Bolduc absent) The motion passes.



VI. New Business - 4:29:02

 a.​ Rent Increase Application - Completeness Review - 4:33:02
 Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039
 Property Address: 8 Massachusetts Ave, all 3 units
 CBL: 186-D-024-001​

4:33:02 - Matthew Lax moves to suspend rules and continue the Completeness Review after
9:30 PM. Seconded by Anne-Laure Razat. (3-1; Razat votes no, Bolduc absent) The motion fails.

4:34:59 - Anne-Laure Razat moves to table the completeness review to the regularly scheduled
February meeting. Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion passes.
 b.​ Rent Increase Application - Completeness Review - 4:32:05
 Owner: Theresa Chan, 196 Danforth St, Portland, ME 04102
 Property Address: 210 High St, all 6 units
 CBL: 036-F-013-001

4:32:05 - Matthew Lax moves to table the 210 High Street application to the regularly scheduled
February meeting. (4-0; Bolduc absent) The motion passes.

4:38:39 - Anne-Laure Razat moves to suspend rules to review Findings of Fact and Conclusions
of Law. Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion passes.​
​
4:41:52 - Kristen Carreras moves to approve the Findings of Fact & Conclusions of Law for
118-120 Providence Street, both units, with the update to Matthew Lax’s name. Seconded by
Matthew Lax. (4-0; Bolduc absent) The motion passes.​
​
4:43:38 - Kristen Carreras moves to approve the Findings of Fact & Conclusions of Law for
168-180 Woodford street all 18 units. Seconded by Anne-Laure Razat. (4-0; Bolduc absent) The
motion passes.​
​
4:45:39 - Matthew Lax moves to approve the Findings of Fact & Conclusions of Law for 42
Prospect Street, both units. Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion
passes.​
​
4:54:09 - Matthew Lax moves to table the review of Findings of Fact & Conclusions of Law for
489 Cumberland to the special February meeting scheduled for a date to be determined.
Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion passes.

 c.​ Maintenance of Net Operating Income Application - 2026 Update - 5:00:07

5:03:38 - Christopher “Buddy” Moore moves to approve the 2026 update to the MNOI
application. Seconded by Kristen Carreras. (4-0; Bolduc absent) The motion passes.



VII. Adjourn - 5:04:58

5:04:59 - Kristen Carreras moves to adjourn the meeting. Seconded by Anne-Laure Razat. (4-0;
Bolduc absent) The motion passes.