Rent Board — Portland, ME
Date: 2026-05-27
Time: 17:00

RENT BOARD
 May 27, 2026
 5:00 PM

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II. ROLL CALL:

III. APPROVAL OF MINUTES

 a. April 22, 2026 Minutes
 b. May 13, 2026 Minutes
IV. COMMUNICATIONS:
 Please note: Written public comment must be received via email
 (rentboard@portlandmaine.gov) by 12pm the day before the scheduled
 meeting. The subject line needs to read "Written Public Comment"
V. UNFINISHED BUSINESS:

 a. Rent Increase Application
 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: Wilbur Cheever, 38 William St, Portland, ME 04103
 Address: 72 William St, all 3 units
 CBL: 117-C-019-001
 c. Rent Increase Application - Completeness Review
 Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
 Address: 76 William St, all 3 units
 CBL: 117-C-017-001
 d. Election of Chair & Vice Chair
VI. New Business

 a. Rent Increase Application - Completeness Review
 Owner: Meloon George H Inc, 963 Washington Ave, Portland, ME 04103
 Representative: Jeremy Hutchings, 1888 Gray Ct, Garnerville, NV 89410
 Address: 963 Washington Ave, all 4 units
 CBL: 171-A-011-001
 b. Approval of Findings of Fact & Conclusions of Law
VII. Adjourn

RENT BOARD
 May 27, 2026
 5:00 PM

ZOOM INFORMATION:

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 Page 1
II. ROLL CALL:

III. APPROVAL OF MINUTES

 a. April 22, 2026 Minutes
 b. May 13, 2026 Minutes
IV. COMMUNICATIONS:
 Please note: Written public comment must be received via email
 (rentboard@portlandmaine.gov) by 12pm the day before the scheduled
 meeting. The subject line needs to read "Written Public Comment"
V. UNFINISHED BUSINESS:

 a. Rent Increase Application
 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: Wilbur Cheever, 38 William St, Portland, ME 04103
 Address: 72 William St, all 3 units
 CBL: 117-C-019-001
 c. Rent Increase Application - Completeness Review
 Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
 Address: 76 William St, all 3 units
 CBL: 117-C-017-001
 d. Election of Chair & Vice Chair
VI. New Business

 a. Rent Increase Application - Completeness Review
 Owner: Meloon George H Inc, 963 Washington Ave, Portland, ME 04103
 Representative: Jeremy Hutchings, 1888 Gray Ct, Garnerville, NV 89410
 Address: 963 Washington Ave, all 4 units
 CBL: 171-A-011-001




 Page 2
 b. Approval of Findings of Fact & Conclusions of Law
VII. Adjourn




 Page 3
 Remote Rent Board Meeting Minutes - Held Via Zoom

Wednesday, April 22, 2026​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​

II. Roll Call - 0:01:00

Matthew Lax, Tenant, District 1 - Chair
James “Gordon” Platt, Landlord, District 2
Christopher “Buddy” Moore, Tenant, District 3 - Absent
Jonas Burke, Landlord, District 4
Vacant, District 5
Anne-Laure Razat, Tenant, At-Large - Vice Chair
Kristen Carreras, Landlord, At-Large

Staff present:
Dylan Orr, Rental Registration Coordinator
Benjamin Plante, Esq., Counsel for the Rent Board



III. Approval of Minutes - 0:01:20

 a.​ March 25, 2026 Minutes - 0:01:20

0:01:35 - James “Gordon” Platt and Jonas Burke state on the record the preparations they have
made to familiarize themselves with the agenda items.

0:02:37 - Anne-Laure Razat moves to approve the March 25, 2026 Rent Board minutes.
Seconded by Kristen Carreras. (5-0; Moore absent) The motion passes.



IV. Communications - 0:03:30

 a.​ Written Public Comment - 0:03:34

No motions were made during this agenda item.

 b.​ Rent Control Report Q1 - 2026 - 0:05:53

0:05:53 - City staff summarizes the rent control statistics found in the report in the attached
agenda items.

 c.​ Communications from City Staff - 0:06:55

0:06:55 - City staff summarizes the agenda memo.




 Page 4
 d.​ Schedule Tenant Rights Appeal - 0:07:28
​
0:12:19 - Matthew Lax moves to schedule a special meeting on May 13, 2026 at 5:30 pm.
Seconded by Kristen Carreras. (5-0; Christopher “Buddy” Moore absent) The motion passes.



V. Unfinished Business - 0:14:36, 01:07:05

 a.​ Rent Increase Application - Public Comment - 0:14:45
 Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039
 Property Address: 8 Massachusetts Ave, all 3 units
 CBL: 186-D-024-001
​
0:15:15 - Anne-Laure Razat moves to table the application to the May regularly scheduled
meeting. Seconded by James “Gordon” Platt. (5-0; Moore absent) The motion passes.

 b.​ Rent Increase Application - Public Comment - 0:16:21, 1:07:05
 Owner: Anna Kuperman and Marina Kuperman-Beade, 17 Twelfth St, Providence,
 RI 02906
 Property Address: 305 Deering Ave, both units
 CBL: 117-C-001-001
​
0:23:00 - Matthew Lax proposes to table until the applicant arrives.
​

VI. New Business - 0:24:04

 a.​ Rent Increase Application - Completeness Review - 0:24:09
 Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
 Property Address: 72 William St, all 3 units
 CBL: 117-C-019-001

No motions were made during this agenda item.

 b.​ Rent Increase Application - Completeness Review - 0:46:55
 Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
 Property Address: 76 William St, all 3 units
 CBL: 117-C-017-001

No motions were made during this agenda item.

1:07:05 - The Board resumes item V.b.

1:08:50 - The property owner, Anna Kuperman, presents the application.




 Page 5
No objectors spoke.

No public comment received.

1:26:00 - Anne-Laure Razat moves to close the public hearing. Seconded by Kristen Carreras.
(5-0; Moore absent) The motion passes.

2:53:34 - Matthew Lax moves to find the reasonable management fee for the current year is
$31.50 based on the evidence provided by the applicant. Seconded by Kristen Carreras. (5-0;
Moore absent) The motion passes.

3:00:00 - Matthew Lax moves for the Board to enter an Executive Session pursuant to 1 M.R.S.
405(6)(E) for consultation between the Rent Board and their attorney concerning the Board’s
legal rights and duties as it relates to a rent increase application for 305 Deering Ave. Seconded
by Kristen Carreras. (5-0; Moore absent) The motion passes.

3:05:08 through 3:19:35 - The Board enters into the Executive Session.

3:20:01 through 3:28:05 - The Board takes a recess.

3:43:15 - Anne-Laure Razat moves based on the discussion of ensuring the landlord gets a fair
rate of return using their banked rent, which was a result from previous applications, but to also
not double count their 2024 Allowable Increase Percentage increase, finds an allowable increase
of $79.96 per month for unit 307 and $89.12 per month for unit 305. Seconded by Matthew Lax.
(5-0; Moore absent) The motion passes.

 c.​ Election of Chair & Vice Chair - 3:46:22

3:46:51 - Anne-Laure Razat moves to table elections to the next regular meeting. Seconded by
Kristen Carreras. (5-0; Moore absent) The motion passes.

 d.​ Approval of Findings of Fact & Conclusions of Law - 3:49:04

No motions were made during this agenda item.

VII. Adjourn - 3:50:06

3:50:06 - Anne-Laure Razat moves to adjourn. Seconded by Kristen Carreras. (5-0; Moore
absent) The motion passes.




 Page 6
 Remote Rent Board Meeting Minutes - Held Via Zoom

Wednesday, May 13, 2026

II. Roll Call - 0:01:08

Matthew Lax, Tenant, District 1 - Chair
James “Gordon” Platt, Landlord, District 2
Christopher “Buddy” Moore, Tenant, District 3
Jonas Burke, Landlord, District 4
Vacant, District 5
Anne-Laure Razat, Tenant, At-Large - Vice Chair
Kristen Carreras, Landlord, At-Large - Absent

Staff present:
Dylan Orr, Rental Registration Coordinator
Benjamin Plante, Esq., Counsel for the Rent Board



III. Communications - 0:01:35

No communications were received.



IV. New Business - 0:02:00

 a.​ Tenants Rights Appeal - Public Comment - 0:02:06
 Appellant: Sean McGuire
 Address: 11 Smith St, Apt 3
 Property Owner: Snowy Owl LLC
 CBL: 021-F-020-001

0:02:27 - James “Gordan” Platt states on record relation to the Objector (landlord).

0:03:54 - Anne-Laure Razat states on record relation to the tenants.

0:11:50 - The Appellant, Sean McGuire, presents appeal.

0:21:35 - The Objector, Snowy Owl LLC, presents.

0:58:30 - Anne-Laure Razat moves to close the public hearing of 11 Smith Street, apartment 3.
Seconded by Christopher “Buddy” Moore. (5-0; Carreras absent). The motion passes.

1:19:42 - Matthew Lax moves to find Zoe’s appeal of rights email on March 20th, 2026
represents all tenants within the unit. Seconded by Christopher “Buddy” Moore. (5-0; Kristen
Carreras absent).


 Page 7
1:34:00 - Anne-Laure Razat moves to find lease non-renewal is an adverse action that occurred
within 6 months of the tenants asserting their rights under the ordinance and created a
rebuttable presumption under Section 6-237(e). Seconded by Matthew Lax.

1:39:05 - Previous motion amended. Anne-Laure Razat moves to find lease non-renewal from
the March 27th, 2026 email followed by the notice of non-renewal on April 2nd, 202th is an
adverse action that occurred within 6 months of the tenants asserting their rights under the
ordinance and created a rebuttable presumption under Section 6-237(e). Matthew Lax second
stands. (4-1; Burke votes no, Carreras absent). The motion passes.

2:10:40 - 2:22:57 - The Board takes a recess.

2:27:52 - Matthew Lax moves that the landlord’s communication on the Friday, March 27th,
2026 email and followed by continued statements to some renovations to the unit and pursue
exemptions to rent control rebuts the presumption of retaliation. Seconded by Jonas Burke.
(5-0; Kristen Carreras absent). The motion passes.

VII. Adjourn - 2:37:59

2:37:59 - Anne-Laure Razat moves to adjourn. Seconded by Christopher “Buddy” Moore. (5-0;
Kristen Carreras absent). The motion passes.




 Page 8
 City of Portland – Housing Safety Division
 LANDLORD APPLICATION FOR RENT INCREASE SUMMARY

Date of Hearing

January 28, 2026 - Tabled to February 25, 2026 - Tabled to March 25, 2026 - Tabled to

April 22, 2026 - Tabled to May 27, 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 9
City of Portland | Permitting and Inspections
Licensing and Housing Safety Division
Rentboard@portlandmaine.gov | 207-874-8900




March 16, 2026

Re: Notice of Public Hearing

To: Tenants of 8 Massachusetts Ave

This is a notice of a public hearing before the Rent Board at their next scheduled
meeting on Wednesday, March 25, 2026 at 5pm. This meeting will be held via
Zoom.


The property owner for the above address, Justin Theberge, has submitted a
“Landlord Worksheet/Petition for Rent Board Approved Rent Increase”.


The Zoom link will be accessible by March 18, 2026 at the link below:
http://portlandmaine.gov/129/Agendas-Minutes


*Please note: Written public comment must be received via email
(rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting.
Please make sure that the subject line reads “Written Public Comment”.


Thank you,




Dylan Orr
Rental Registration Coordinator
City of Portland
389 Congress St
Portland, ME 04101



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

 Page 10
 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 11
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 12
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 13
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 14
 • 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 15
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 16
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 17
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 18
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 19
 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 20
 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 21
 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 22
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 23
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 24
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 25
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 26
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 27
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 28
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 29
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


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


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


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


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


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


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


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


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


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


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


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




 Page 30
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 31
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________


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


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


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


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


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


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


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


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


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


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


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


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


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




 Page 32
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 33
 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 34
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 35
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 36
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 37
3/3/26, 8:21 AM City of Portland Mail - Rent Board - Completeness Review Requests



 Dylan Orr <dorr@portlandmaine.gov>



  Rent Board - Completeness Review Requests
  Theberge, Justin T <Justin.Theberge@td.com> Fri, Feb 27, 2026 at 2:27 PM
  To: Dylan Orr <dorr@portlandmaine.gov>


 Good Afternoon Dylan,


 Please see attached the requested materials for 8 Massachusetts Ave.


 Please reach out with any questions.




 Thank you


 Justin




 From: Dylan Orr <dorr@portlandmaine.gov>
 Sent: Thursday, February 26, 2026 10:39 AM
 To: Theberge, Justin T <Justin.Theberge@td.com>
 Subject: Rent Board - Completeness Review Requests


 CAUTION: EXTERNAL MAIL. DO NOT CLICK ON LINKS OR OPEN ATTACHMENTS YOU DO NOT TRUST
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 VOUS NE FAITES PAS CONFIANCE

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 advised that what is written in an e-mail could be released to the public and/or the media if requested.


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 Page 38
3/3/26, 8:21 AM City of Portland Mail - Rent Board - Completeness Review Requests




 Internal



 This message and any attachments may contain confidential or privileged information meant only for the use of the intended recipients of this
 message. If you are not the intended recipient of this message, please notify the sender by return email, and delete this and all copies of this
 message and any attachments from your system. Any unauthorized disclosure, use, distribution, or reproduction of this message or any attachments
 is prohibited and may be unlawful.


 3 attachments
 Rent Adjustment Notice Unit 1 FY25.docx
 29K
 Rent Adjustment Notice Unit 3 FY25.docx
 29K
 Rent Increase Notice Unit 2 FY25.docx
 26K




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 Page 39
 Rent Adjustment Notice


 8 Massachusetts Ave (Unit 1) 1/27/2026



 Dear ,

 I hope you are doing well. I am writing to you as a follow up to my call with you to update you on an
 important matter regarding the property and your rental rate.

 Over the past several months, I have been actively working with the City of Portland to address
 ongoing concerns related to the property. During this process, there are still details that need to be
 reviewed and resolved, and the final outcome has not yet been determined.

 In the meantime, I want to ensure that you are treated fairly while these discussions continue. As a
 result, your rent will be temporarily reduced to $1,236 monthly until an agreed-upon resolution is
 reached with the City.

 Please note that this is a temporary measure meant to support you during the review period and to
 ensure I remain in compliance. Once the City and I reach a final agreement, I will provide written notice
 of any updates or changes moving forward.

 Thank you for your patience and understanding. As always if you have any questions or concerns feel
 free to call me directly.



 Thank You


 Justin Theberge
 207-740-5653




Internal
 Page 40
 Rent Adjustment Notice


 8 Massachusetts Ave (Unit 3) 1/27/2026
 /


 Dear ,

 I hope you are doing well. I am writing to you as a follow up to my call with you to update you on an
 important matter regarding the property and your rental rate.

 Over the past several months, I have been actively working with the City of Portland to address
 ongoing concerns related to the property. During this process, there are still details that need to be
 reviewed and resolved, and the final outcome has not yet been determined.

 In the meantime, I want to ensure that you are treated fairly while these discussions continue. As a
 result, your rent will remain at $2,200 so it complies with your lease, however I will issue you a
 monthly rebate of $849 to reduce rent to $1,351 monthly until an agreed-upon resolution is reached
 with the City.

 Please note that this is a temporary measure meant to support you during the review period and to
 ensure I remain in compliance. Once the City and I reach a final agreement, I will provide written notice
 of any updates or changes moving forward.

 Thank you for your patience and understanding. As always if you have any questions or concerns feel
 free to call me directly.



 Thank You


 Justin Theberge
 207-740-5653




Internal
 Page 41
 Rent Increase Notice


 8 Massachusetts Ave (Unit 2) 1/1/2025



 Dear ,

 Just wanted to inform you that effective April 1, 2025, that the rent for your unit will increase by
 $100 dollars per month. This rent increase is based on the fact that the City of Portland completed a Tax
 Reassessment which had a significant impact to the Tax Base as well as the passing of Rent Control
 which locks me (Justin Theberge Landlord) into certain restrictions.

 Base Rent $1,700.00
 Banked Rent Used $100.00
 Banked Rent Remaining $179.93
 New Rent $1,800.00


 Based on Rent Control, your base rent is increasing based on the Greater Portland CPI for FY24 as well as
 the portion of Banked Rent that has been accruing because of the Rent Control Ordinance. If you have
 any questions and want to discuss anything further, please feel free to contact me below.


 Thank You

 Justin Theberge
 207-740-5653




Internal
 Page 42
 City of Portland – Housing Safety Division
 RENT INCREASE APPLICATION – MAINTENANCE OF NET
 OPERATING INCOME

Date of Hearing:

April 22, 2026 - Tabled to May 27,

2026

Owner Name and Address:

Wilbur Cheever
38 William St, Portland, ME 04103

Property Address:

72 William St, all 3 units

CBL:

117-C-019-001

Tenants/Interested Parties:

Yes




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72 William St.

One apartment each floor, all are two bedroom apartments

Amenities included in the rent:
Off street parking
Coin operated laundry in basement
Basement storage
Hot water

Living Space square footage per apartment- stairway areas have been deducted

1st floor- full renovation in 2020-2021
1300SF kitchen, one bathroom, living room, dining room, bedroom, 2 rooms out back (7 rooms)

2nd floor- full renovation in 2026
1360SF kitchen, one bathroom, living room, dining room, 3 bedroom possibilities, spare room
out back (8 rooms)

3rd floor- full renovation in 2025
900SF kitchen, one bathroom, living room, 2 bedrooms (5 rooms)​

All three apartments have been deeply renovated and all three apartments feel like they are
getting good value for their money, knowing their rent is less than what others in the area are
paying. I prefer to stay a little below market so people that work here have decent places to live.




 Page 134
72 William St. 1st floor renovation
11.24.2–5.1.2021

Trades​​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 29,984
material/small invoices​ ​ ​ ​ ​ ​ ​ ​ 8232
Owners time= 350 hours​ ​ ​ ​ ​ ​ ​ ​ 17,500
​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total​ 55,716




 Page 135
72 William St. 3rd floor renovation
1.7.2025-5.1.2025

Trades​​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 45,717

materials/small invoice​ ​ ​ ​ ​ ​ ​ ​ 24,805

Owners time 300 hours​ ​ ​ ​ ​ ​ ​ ​ 19,500
​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total​ 90,022




 Page 136
72-2 renovation costs
Project 1.15.26-5.1.26

Floor refinishing​ ​ ​ ​ ​ ​ ​ ​ ​ 3347
Porch window work​ ​ ​ ​ ​ ​ ​ ​ ​ 2170
Painting/drywall​ ​ ​ ​ ​ ​ ​ ​ 16,924
Counters and cabinets​ ​ ​ ​ ​ ​ ​ 10,277
Electrical​ ​ ​ ​ ​ ​ ​ ​ ​ 10,667
Radiators​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 1649
New windows​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 2316

Small invoices/bills/material​ ​ ​ ​ ​ ​ ​ ​ 5022

Owner labor​ ​ ​ ​ ​ ​ ​ ​ ​ 15,600
 Total 67,972​




 Page 137
January rent 72 William 76 William
 1st floor 2nd floor 3rd floor 1st floor 2nd floor 3rd floor
 2008 900 900 700 725 725 725
 2009 900 900 750 725 725 725
 2010 900 900 750 725 725 725
 2011 900 900 750 725 725 725
 2012 900 900 750 725 725 725
 2013 900 900 750 750 725 725
 2014 1000 1100 750 750 750 750
 2016 1000 1200 800 1100 900 750
 2017 1000 1200 800 1100 900 750
 2018 1000 1200 800 1100 950 750
 2019 1000 1200 900 1100 950 950


 June 2020 1500 1200 950 1200 950 950




 Page 138
5/13/26, 9:32 AM City of Portland Mail - Completeness review requests



 Dylan Orr <dorr@portlandmaine.gov>



  Completeness review requests
  1 message

  Will Cheever <wdcheever@gmail.com> Mon, May 11, 2026 at 6:40 AM
  To: Rent Board <rentboard@portlandmaine.gov>, "dorr@portlandmaine.gov" <dorr@portlandmaine.gov>

 Hi,
 I have sent the supporting information you are requesting as 6 separate emails. In summary I am requesting the
 current rents be restored to what my leases are (or going to be) and that 76-2 is changed to a two bedroom apartment.
 Here is what I'm requesting individually for each apartment:
 72-2 $2300/month
 72-3 $2100/month

 76-1 $1500/month
 76-2 $1700/month (and change to a 2 bedroom)
 76-3 $1300/month
 I understand all these rents are a little below the market value for the amenities and the location. My aim is to provide
 decent housing to local working people. I spend in the neighborhood of 2 hours per week managing the properties-
 collecting rent, paying bills, responding to tenant questions, etc. I know there wasn't clarity around what was
 management and what was actually working on the buildings and units. Any of the full renovations I worked an average
 of 20 hours per week on the projects and because I run a construction business I try to manage these improvements as
 cost effectively as possible.

 Thanks-Will




https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1864888266240679642&simpl=msg-f:1864888266240679642 1/1
 Page 139
 City of Portland – Housing Safety Division
 RENT INCREASE APPLICATION – MAINTENANCE OF NET
 OPERATING INCOME

Date of Hearing:

April 22, 2026 - Tabled to May 27, 2026

Owner Name and Address:

Wilbur Cheever
38 William St, Portland, ME 04103

Property Address:

76 William St, all 3 units

CBL:

117-C-017-001

Tenants/Interested Parties:

Yes




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76 William St.

3 floors, one apartment per floor
1st and 3rd floors currently rented as one bedroom, asking 2nd floor be converted to 2 bedroom
apartment

The apartment rental price includes heat, hot water, off street parking, coin operated laundry in
basement

1st floor 1080 SF
1 bedroom, 1 bathroom, kitchen, eat in area, dining room, living room (6 rooms)

2nd floor 1065 SF
2 bedrooms, 1 bathroom, kitchen, eat in area, living room (6 rooms)

3rd floor 600 SF plus 300 SF of storage space
1 bedroom, 1 bathroom, kitchen, eat in area, living room, huge storage space (6 rooms)

Before I bought the building the 2nd floor had historically been rented as a two bedroom unit for
many previous years. The previous owners lived on the first floor, which is a very large one
bedroom apartment.

All three tenants have told me they are getting a great deal, these apartments have not been
deeply renovated but are in good usable condition. I know I could rent these units for more
money than I presently receive but I strive to give people decent places in the city to live that are
reasonable for people that work here.




 Page 188
January rent 72 William 76 William
 1st floor 2nd floor 3rd floor 1st floor 2nd floor 3rd floor
 2008 900 900 700 725 725 725
 2009 900 900 750 725 725 725
 2010 900 900 750 725 725 725
 2011 900 900 750 725 725 725
 2012 900 900 750 725 725 725
 2013 900 900 750 750 725 725
 2014 1000 1100 750 750 750 750
 2016 1000 1200 800 1100 900 750
 2017 1000 1200 800 1100 900 750
 2018 1000 1200 800 1100 950 750
 2019 1000 1200 900 1100 950 950


 June 2020 1500 1200 950 1200 950 950




 Page 189
5/13/26, 9:32 AM City of Portland Mail - Completeness review requests



 Dylan Orr <dorr@portlandmaine.gov>



  Completeness review requests
  1 message

  Will Cheever <wdcheever@gmail.com> Mon, May 11, 2026 at 6:40 AM
  To: Rent Board <rentboard@portlandmaine.gov>, "dorr@portlandmaine.gov" <dorr@portlandmaine.gov>

 Hi,
 I have sent the supporting information you are requesting as 6 separate emails. In summary I am requesting the
 current rents be restored to what my leases are (or going to be) and that 76-2 is changed to a two bedroom apartment.
 Here is what I'm requesting individually for each apartment:
 72-2 $2300/month
 72-3 $2100/month

 76-1 $1500/month
 76-2 $1700/month (and change to a 2 bedroom)
 76-3 $1300/month
 I understand all these rents are a little below the market value for the amenities and the location. My aim is to provide
 decent housing to local working people. I spend in the neighborhood of 2 hours per week managing the properties-
 collecting rent, paying bills, responding to tenant questions, etc. I know there wasn't clarity around what was
 management and what was actually working on the buildings and units. Any of the full renovations I worked an average
 of 20 hours per week on the projects and because I run a construction business I try to manage these improvements as
 cost effectively as possible.

 Thanks-Will




https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1864888266240679642&simpl=msg-f:1864888266240679642 1/1
 Page 190
 City of Portland | Permitting and Inspections
 Zachary Lenhert, Licensing and Housing Safety Manager

 04/15/2026
 License #: 20173494
 Code Case #: RCC2600550
 Wilbur Cheever /
 38 WILLIAM ST
 Portland, ME 04103
 AMENDED AND RESTATED
 NOTICE OF VIOLATION AND ORDER TO CORRECT
 To Wilbur Cheever,

 The City of Portland Permitting and Inspections Department inspected the rental data for 72 WILLIAM ST
 PORTLAND, ME on 04/15/2026 and found violations of the City of Portland Code of Ordinances, which are listed on
 the attached page(s). You are hereby ordered to correct these violations by 05/15/2026. Please be advised that
 penalties will be applied if the violations are not corrected by that date.

 NOTE: The prior Notice of Violation (“NOV”) for this property dated March 11, 2026 cited a last code-compliant rent
 amount of $1,200.00, and a current rent amount of $1,500.00, which this office gathered from the Additional
 Information form you provided to the Licensing and Registration Department on December 20, 2025. You
 subsequently indicated that the rental amount was reset to the last code-compliant amount of $1,200 and that you
 issued a check in the amount of $1,600.00 on March 31, 2026, which was reimbursement for overpayments of $300
 per month. On April 6, 2026, this office received a copy of a lease for Unit #3, which stated the rent charged as of April
 15, 2025 was $2,100.00, not $1,500.00. Therefore, the reimbursement amount should be $900 per month instead of
 $300 per month. Based on this new information, the March 11, 2026 NOV is hereby amended and restated to account
 for the additional overpayments received and reimbursements required as a result of the rent increase violations and
 to include a violation of Section 6-155 (d).

 The previous Notice of Violation dated March 11, 2026 has been rescinded and is hereby replaced by this Notice of
 Violation.

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

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

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

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

 Thank you,




Wilbur Cheever /
38 WILLIAM ST
Portland, ME 04103

 Page 191
 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov
 Mercedes Bohaty
 Rental Registration Inspectorp
 Total Violations: 5

 NON‑COMPLIANCE VIOLATION LIST

 APPLICABLE CODE
 City Code 6-155(d)
 SECTION(S)
 Any person, business entity, or other organization providing false information with
 CODE DESCRIPTION respect to registration. Notwithstanding the provisions of § 6-1, the penalty for
 such violation shall be $1,000.00
 Owner provided false information on the Additional Information form dated
 COMMENTS December 12, 2025. A lease dated March 19, 2025 shows the rent being collected
 for the year of 2025 was $2,100.00. The penalty for such violation is $1,000.
 DEADLINE 05/15/2026


 APPLICABLE CODE
 City Code 6-234(c)
 SECTION(S)
 At no time may a Landlord raise the rent of a Covered Unit by more than ten (10)
 CODE DESCRIPTION percent. Any rent increases available to a Landlord in excess of ten (10) percent
 must be banked for later use.
 The owner has claimed a rent increase that exceeds 10% of the previous reported
 rent.
 COMMENTS
 Unit #3 rent increased on April 15, 2025 from $1,200.00, cited from the 2026
 Additional Information as previous rent, to $2,100.00, cited from a lease dated
 March 19, 2025, resulting in a 75.0% increase.
 DEADLINE 05/15/2026


 APPLICABLE CODE
 Remedy - City Code Sec 6-234(f)
 SECTION(S)
 A landlord who is not in substantial compliance with any provision of this chapter,
 including but not limited to the Rent Stabilization Ordinance, may not demand,
 CODE DESCRIPTION
 accept or retain any rent increase otherwise permitted by this section or any other
 provision of this Code or Maine statute.
 The owner is ordered to reduce the rent to the last code-compliant amount of
 $1,200.00 and reimburse the tenant(s) any overcharge.
 COMMENTS
 Proof of resolution must be sent in writing. Resolution documents can be sent via
 USPS to 389 Congress Street, Room 302, Portland, ME 04101 or electronically via to
 rentcontrol@portlandmaine.gov
 DEADLINE 05/15/2026




Wilbur Cheever /
38 WILLIAM ST
Portland, ME 04103

 Page 192
 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov
Wilbur Cheever /
38 WILLIAM ST
Portland, ME 04103

 Page 193
 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov
Wilbur Cheever /
38 WILLIAM ST
Portland, ME 04103

 Page 194
 389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentcontrol@portlandmaine.gov
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