Rent Board — Portland, ME
Date: 2025-12-17
Time: 17:00

RENT BOARD
 December 17, 2025
 5:00 PM

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II. ROLL CALL:

III. APPROVAL OF MINUTES

 a. November 19, 2025 Minutes
 b. December 2, 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. 193 York St, Unit 2 Tenant Rights Appeal - Scheduling Request
V. UNFINISHED BUSINESS:

 a. Approval of Findings of Fact & Conclusions of Law
 b. Rent Increase Application - Public Comment
 Owner: Woodford Arms, Inc., PO Box 10563, Portland, ME 04104
 Address: 168-180 Woodford St, all 18 units
 CBL: 124-J-014-001 & 124-J-012-001
 c. Rent Increase Application - Public Comment
 Owner: RSAA Properties LLC, PO Box 9, Greenwood, ME 04255
 Address: 118 Providence St, Units 188 & 120
 CBL: 425-I-010-001
 d. Rent Increase Application - Public Comment
 Owner: Lewis Robinson, 46 Prospect St, Portland, ME 04103
 Address: 42 Prospect St, both units
 CBL: 124-E-006-001
 e. Executive Session pursuant to 1 M.R.S. 405(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 Street
 f. Rent Increase Appeal
 Appellant: Portland Tenant's Union
 Address: 33 State St, all units
 Property Owner: Atanas Dinkov
 CBL: 044-B-016-001
 g. Tenant Rights Appeal - Public Comment
 Appellant: Shelley Swift
 Address: 193 York St, Unit 2
 Property Owner: 193 York Street LLC
 CBL: 044-C-004-001
VI. New Business

 a. Tenant Rights Appeal - Public Comment
 Appellant: Lizeth Gallardo
 Address: 183 Brackett St, Unit 208
 Property Owner: Redfern WEP LLC
 CBL: 045-E-039-001
 b. Election of Vice Chair
 c. 2026 Maintenance of Net Operating Income Application Update
VII. Adjourn

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.
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
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.
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.
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.