TY 2025 Form 990

(A)
Name and title

(B)
Average hours per week (list any hours for related organizations below dotted line)

(D)
Reportable compensation from the organization (W-2/1099-MISC/1099-NEC)

(E)
Reportable compensation from related organizations (W-2/1099-MISC/1099-NEC)

(F)
Estimated amount of other compensation from the organization and related organizations

(1) ALEC BEWSEE......................................................................
DIRECTOR

1.00
.................

(2) STEFFEN AMUN RA......................................................................
PRESIDENT

1.00
.................

(3) RUSSELL SABADOSA......................................................................
TREASURER

1.00
.................

(4) ERIN ZAMARRO......................................................................
SECRETARY

1.00
.................

(5) MICHELE KASABULA......................................................................
DIRECTOR

1.00
.................

(6) DOUGLAS QUATTROCHI......................................................................
EXECUTIVE DIRECTOR

40.00
.................

(A)
Name and title

(B)
Average hours per week (list any hours for related organizations below dotted line)

(D)
Reportable compensation from the organization (W-2/1099-MISC/1099-NEC)

(E)
Reportable compensation from related organizations (W-2/1099-MISC/1099-NEC)

(F)
Estimated amount of other compensation from the organization and related organizations

(A)
Name and business address

(B)
Description of services

Total number of independent contractors (including but not limited to those listed above) who received more than $100,000 of compensation from the organization 0

Return Reference	Explanation
PART III-B, LINE 2A	DISCUSSIONS WITH MUNICIPAL, STATE AND/OR FEDERAL ELECTED OFFICIALS AND REGULATORS IN ACCORDANCE WITH OUR MEMBERS' DEMOCRATICALLY CHOSEN POLICY PRIORITIES.

- TIN:

SCHEDULE O
(Form 990)
(Rev. January 2025)
Department of the Treasury
Internal Revenue Service

Supplemental Information to Form 990 or 990-EZ

Complete to provide information for responses to specific questions on
Form 990 or 990-EZ or to provide any additional information.
Attach to Form 990 or 990-EZ.
Go to www.irs.gov/Form990 for instructions and the latest information.

OMB No. 1545-0047

Open to Public
Inspection

Name of the organization

MASSLANDLORDS INC

Employer identification number

22-2606893

Return Reference	Explanation
FORM 990, PART VI, SECTION A, LINE 6	THE ORGANIZATION HAS ONE CLASS OF MEMBERS WHO MUST PAY DUES, FEES OR ASSESSMENTS ESTABLISHED BY THE BOARD OF DIRECTORS. MEMBERSHIP SHALL CONSIST OF PERSONS WHO OWN OR PROVIDE SERVICES TO THOSE WHO OWN RENTAL HOUSING IN MASSACHUSETTS.
FORM 990, PART VI, SECTION A, LINE 7A	THE BOARD OF DIRECTORS SHALL BE ELECTED BY THE MEMBERS ENTITLED TO VOTE AT THE ANNUAL BUSINESS MEETING OF THE MEMBERS.
FORM 990, PART VI, SECTION A, LINE 7B	TWENTY-FIVE PERCENT OR MORE OF THE ORGANIZATION'S MEMBERS HAVING THE RIGHT TO VOTE MAY CALL A SPECIAL MEETING OF THE MEMBERS FOR ANY LAWFUL PURPOSE AT ANY TIME. APPROVAL BY THE MEMBERS OF ANY OF THE FOLLOWING PROPOSALS IS VALID ONLY IF THE NOTICE OR WRITTEN WAIVER OF NOTICE STATE THE GENERAL NATURE OF THE PROPOSAL OR PROPOSALS: (A) REMOVING AN OFFICER OR DIRECTOR; (B) AMENDING THESE BYLAWS AS TO THE NUMBER OF DIRECTORS OR THE MANNER OF THEIR ELECTION; (C) AMENDING THESE BYLAWS SO AS TO CHANGE THE MISSION AS WORDED; (D) REMOVING CONSTRAINTS ON THE BOARD OF DIRECTORS, INCLUDING CONSTRAINTS IN THIS SECTION; (E) AMENDING THE ARTICLES OF INCORPORATION OR THESE BYLAWS IN ANY OTHER WAY; OR (F) ELECTING TO MERGE THE CORPORATION WITH ANOTHER ENTITY, ELECTING TO DISPOSE OF ALL OR SUBSTANTIALLY ALL OF THE CORPORATION'S ASSETS, AND ELECTING TO WIND UP AND DISSOLVE THE CORPORATION.
FORM 990, PART VI, SECTION B, LINE 11B	THE 990 IS REVIEWED AND APPROVED BY THE ORGANIZATION'S EXECUTIVE DIRECTOR AND THE BOARD OF DIRECTORS BEFORE IT IS FILED.
FORM 990, PART VI, SECTION B, LINE 12C	IN THE DIRECTOR VOLUNTEER OFFER LETTER, DIRECTORS ASSENT TO AVOID CONFLICT OF INTEREST. IN ONE CHAPTER WHERE BOARD OF ADVISOR MEMBERS HAD BUSINESS RELATIONSHIPS AMONG ONE ANOTHER THAT ULTIMATELY DISTRACTED FROM THE BUSINESS OF THE ASSOCIATION, THAT ADVISORY BOARD WAS DISBANDED.
FORM 990, PART VI, SECTION B, LINE 15	ALTHOUGH NOT REPORTABLE ON W-2/1099, THE EXECUTIVE DIRECTOR IS COMPENSATED INDIRECTLY PURSUANT TO A COMMISSION-ONLY SALES AND MARKETING AGREEMENT DATED JANUARY 8, 2014 BETWEEN MASSLANDLORDS, INC. AND BEACON MERRIMACK, INC., WHICH FILES AN 1120-S. BEACON MERRIMACK COMMISSIONS FOR 2025 TOTALED $79,904. TOTAL PAYMENTS WERE $76,236 CONSISTENT WITH THE DEFERRED REPAYMENT TERMS OF THE AGREEMENT. AT 2025 YEAR-END, TOTAL ACCRUED OBLIGATION WAS $374,943. KEY EMPLOYEES RECEIVE COMPENSATION AS OFFERED IN THEIR ORIGINAL JOB POSTING AFTER COMPLETING VARIOUS TECHNICAL AND SOFT SKILLS SCREENS. ALL JOBS ARE POSTED TO PUBLIC WEBSITES WITHOUT CIRCULATION TO MEMBERS, VOLUNTEERS, OR OTHER STAFF.
FORM 990, PART VI, SECTION C, LINE 19	THE ORGANIZATION MAKES ITS GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY AND FINANCIAL STATEMENTS AVAILABLE UPON REQUEST.

For Paperwork Reduction Act Notice, see the Instructions for Form 990 or 990-EZ.

Cat. No. 51056K

Schedule O (Form 990) (Rev. 1-2025)

Additional Data

Software ID:
Software Version:

1	Briefly describe the organization’s mission or most significant activities: MASSLANDLORDS, INC. SEEKS TO CREATE BETTER RENTAL HOUSING IN MASSACHUSETTS BY HELPING CURRENT, NEW AND PROSPECTIVE RENTAL HOUSING PROVIDERS RUN SUITABLE, COMPLIANT, QUALITY BUSINESSES.
2	Check this box
3	Number of voting members of the governing body (Part VI, line 1a) ........	3	5
4	Number of independent voting members of the governing body (Part VI, line 1b) .....	4	5
5	Total number of individuals employed in calendar year 2025 (Part V, line 2a) ......	5	10
6	Total number of volunteers (estimate if necessary) .............	6	0
7a	Total unrelated business revenue from Part VIII, column (C), line 12 ........	7a	12,155
b	Net unrelated business taxable income from Form 990-T, Part I, line 11 .........	7b	0

		Prior Year	Current Year
8	Contributions and grants (Part VIII, line 1h) .........	0	0
9	Program service revenue (Part VIII, line 2g) .........	486,809	568,638
10	Investment income (Part VIII, column (A), lines 3, 4, and 7d ) ....	0	0
11	Other revenue (Part VIII, column (A), lines 5, 6d, 8c, 9c, 10c, and 11e)	0	0
12	Total revenue—add lines 8 through 11 (must equal Part VIII, column (A), line 12)	486,809	568,638
13	Grants and similar amounts paid (Part IX, column (A), lines 1–3 )...	0	0
14	Benefits paid to or for members (Part IX, column (A), line 4).....	0	0
15	Salaries, other compensation, employee benefits (Part IX, column (A), lines 5–10)	281,665	304,779
16a	Professional fundraising fees (Part IX, column (A), line 11e) .....	0	0
b	Total fundraising expenses (Part IX, column (D), line 25) 0
17	Other expenses (Part IX, column (A), lines 11a–11d, 11f–24e)....	188,712	230,757
18	Total expenses. Add lines 13–17 (must equal Part IX, column (A), line 25)	470,377	535,536
19	Revenue less expenses. Subtract line 18 from line 12.......	16,432	33,102
		Beginning of Current Year	End of Year
20	Total assets (Part X, line 16).............	46,952	86,649
21	Total liabilities (Part X, line 26).............	407,667	414,262
22	Net assets or fund balances. Subtract line 21 from line 20.....	-360,715	-327,613

Sign Here

	Signature of officer	Date

	Type or print name and title


4a	(Code: ) (Expenses $ 535,536 including grants of $ ) (Revenue $ 556,483 )
	OPERATED AND IMPROVED ON CORE MEMBER BENEFITS, NOTABLY "ASK US ANYTHING OFFICE HOURS" TO PROVIDE LEGAL INFORMATION AND BUSINESS ADVICE (NOT LEGAL ADVICE) TO ANY MEMBER ON-DEMAND FOUR TIMES MONTHLY.LAUNCHED A NEW PAYMENT SYSTEM INCLUDING MONTHLY DUES TO MAKE ANNUAL DUES MORE MANAGEABLE FOR CASHFLOW CHALLENGED OPERATIONS.FACILITATED MAKING PUBLIC FUNDING AVAILABLE TO RENTAL HOUSING OPERATORS IN 21 COMMUNITIES TO REDUCE UTILITY BILLS FOR RENTERS BY ELECTRIFYING THEIR BUILDING HEATING SYSTEMS AND MAKING RELATED INVESTMENTS.

4b	(Code: ) (Expenses $ including grants of $ ) (Revenue $ )












4c	(Code: ) (Expenses $ including grants of $ ) (Revenue $ )












4d	Other program services (Describe in Schedule O.)
	(Expenses $ including grants of $ ) (Revenue $ )
4e	Total program service expenses535,536

1b	Sub-Total..............
c	Total from continuation sheets to Part VII, Section A..
d	Total (add lines 1b and 1c).........	0	0	0

(A) Name and business address	(B) Description of services	(C) Compensation





2 Total number of independent contractors (including but not limited to those listed above) who received more than $100,000 of compensation from the organization 0

1a	Federated campaigns..	1a
b	Membership dues..	1b
c	Fundraising events..	1c
d	Related organizations	1d
e	Government grants (contributions)	1e

f	All other contributions, gifts, grants, and similar amounts not included above	1f

g	Noncash contributions included in lines 1a - 1f:$	1g

h Total. Add lines 1a-1f.......

		Business Code
2a	MEMBERSHIP DUES	900099	366,206	366,206
b	PROGRAM AND CONTRACT R	900099	190,277	190,277
c	ADVERTISING INCOME	541800	12,155		12,155
d
e
f	All other program service revenue.
g	Total. Add lines 2a–2f .....		568,638

3 Investment income (including dividends, interest, and othersimilar amounts) ......
4 Income from investment of tax-exempt bond proceeds
5 Royalties...........
			(i) Real	(ii) Personal
6a	Gross rents	6a
b	Less: rental expenses	6b
c	Rental income or (loss)	6c
d	Net rental income or (loss).......
			(i) Securities	(ii) Other
7a	Gross amount from sales of assets other than inventory	7a
b	Less: cost or other basis and sales expenses	7b
c	Gain or (loss)	7c
d	Net gain or (loss).........
8a	Gross income from fundraising events (not including $ of contributions reported on line 1c). See Part IV, line 18 ....
			8a
b	Less: direct expenses ...		8b
c	Net income or (loss) from fundraising events..
9a	Gross income from gaming activities. See Part IV, line 19 ...
			9a
b	Less: direct expenses ...		9b
c	Net income or (loss) from gaming activities..
10a	Gross sales of inventory, less returns and allowances ..
			10a
b	Less: cost of goods sold ..		10b
c	Net income or (loss) from sales of inventory..

Business Code
11a
b
c
d	All other revenue ....
e	Total. Add lines 11a–11d ......
12	Total revenue. See instructions.....			568,638	556,483	12,155	0

1	Grants and other assistance to domestic organizations and domestic governments. See Part IV, line 21 ....
2	Grants and other assistance to domestic individuals. See Part IV, line 22 ...........
3	Grants and other assistance to foreign organizations, foreign governments, and foreign individuals. See Part IV, lines 15 and 16. .............
4	Benefits paid to or for members .......
5	Compensation of current officers, directors, trustees, and key employees ...........	65,803
6	Compensation not included above, to disqualified persons (as defined under section 4958(f)(1)) and persons described in section 4958(c)(3)(B) .........
7	Other salaries and wages........	219,489
8	Pension plan accruals and contributions (include section 401(k) and 403(b) employer contributions) ....
9	Other employee benefits .......
10	Payroll taxes ...........	19,487
11	Fees for services (non-employees):
a	Management ......
b	Legal .........
c	Accounting ...........	6,550
d	Lobbying ...........	35,892
e	Professional fundraising services. See Part IV, line 17
f	Investment management fees ......
g	Other (If line 11g amount exceeds 10% of line 25, column (A) amount, list line 11g expenses on Schedule O)	25,992
12	Advertising and promotion ....	62,171
13	Office expenses .......	51,559
14	Information technology ......
15	Royalties ..
16	Occupancy ...........	10,200
17	Travel ............
18	Payments of travel or entertainment expenses for any federal, state, or local public officials .
19	Conferences, conventions, and meetings ....	1,150
20	Interest ...........
21	Payments to affiliates .......
22	Depreciation, depletion, and amortization ..
23	Insurance ...	2,419
24	Other expenses. Itemize expenses not covered above (List miscellaneous expenses in line 24e. If line 24e amount exceeds 10% of line 25, column (A) amount, list line 24e expenses on Schedule O.)
a	BOOKS AND PUBLICATIONS	12,670
b	CENTRAL EVENTS	9,512
c	PROXY TAXES	6,438
d	SUPPLIES	5,959
e	All other expenses	245
25	Total functional expenses. Add lines 1 through 24e	535,536
26	Joint costs. Complete this line only if the organization reported in column (B) joint costs from a combined educational campaign and fundraising solicitation. Check here if following SOP 98-2 (ASC 958-720).

1	Cash–non-interest-bearing ........		48,423	1	87,018
2	Savings and temporary cash investments .........			2
3	Pledges and grants receivable, net ......			3
4	Accounts receivable, net .............		-3,169	4	-2,243
5	Loans and other receivables from any current or former officer, director, trustee, key employee, creator or founder, substantial contributor, or 35% controlled entity or family member of any of these persons .......
				5
6	Loans and other receivables from other disqualified persons (as defined under section 4958(f)(1)), and persons described in section 4958(c)(3)(B) ...
				6
7	Notes and loans receivable, net ...........			7
8	Inventories for sale or use ............		1,591	8	1,780
9	Prepaid expenses and deferred charges ......			9
10a	Land, buildings, and equipment: cost or other basis. Complete Part VI of Schedule D	10a
b	Less: accumulated depreciation	10b		10c
11	Investments—publicly traded securities .			11
12	Investments—other securities. See Part IV, line 11 .....			12
13	Investments—program-related. See Part IV, line 11 ..			13
14	Intangible assets ...............			14
15	Other assets. See Part IV, line 11 ...........		107	15	94
16	Total assets. Add lines 1 through 15 (must equal line 33)...		46,952	16	86,649

17	Accounts payable and accrued expenses .....	407,667	17	414,262
18	Grants payable ...		18
19	Deferred revenue .........		19
20	Tax-exempt bond liabilities .........		20
21	Escrow or custodial account liability. Complete Part IV of Schedule D		21
22	Loans and other payables to any current or former officer, director, trustee, key employee, creator or founder, substantial contributor, or 35% controlled entity or family member of any of these persons .........
			22
23	Secured mortgages and notes payable to unrelated third parties ..		23
24	Unsecured notes and loans payable to unrelated third parties ..		24
25	Other liabilities (including federal income tax, payables to related third parties, and other liabilities not included on lines 17 - 24). Complete Part X of Schedule D		25
26	Total liabilities. Add lines 17 through 25..	407,667	26	414,262

	Organizations that follow FASB ASC 958, check here and complete lines 27, 28, 32, and 33.
27	Net assets without donor restrictions ..........	-360,715	27	-327,613
28	Net assets with donor restrictions ...........		28
	Organizations that do not follow FASB ASC 958, check here and complete lines 29 through 33.
29	Capital stock or trust principal, or current funds .....		29
30	Paid-in or capital surplus, or land, building or equipment fund ...		30
31	Retained earnings, endowment, accumulated income, or other funds		31
32	Total net assets or fund balances ...........	-360,715	32	-327,613
33	Total liabilities and net assets/fund balances ........	46,952	33	86,649

Limits on Lobbying Expenditures (The term "expenditures" means amounts paid or incurred.)		(b) Affiliated group totals
1a	Total lobbying expenditures to influence public opinion (grass roots lobbying) ......................
b	Total lobbying expenditures to influence a legislative body (direct lobbying) ........................
c	Total lobbying expenditures (add lines 1a and 1b) ............................................................
d	Other exempt purpose expenditures ...............................................................................
e	Total exempt purpose expenditures (add lines 1c and 1d) ..................................................
f	Lobbying nontaxable amount. Enter the amount from the following table in both columns.
	If the amount on line 1e, column (a) or (b) is:The lobbying nontaxable amount is:
	Not over $500,00020% of the amount on line 1e.
	Over $500,000 but not over $1,000,000$100,000 plus 15% of the excess over $500,000.
	Over $1,000,000 but not over $1,500,000$175,000 plus 10% of the excess over $1,000,000.
	Over $1,500,000 but not over $17,000,000$225,000 plus 5% of the excess over $1,500,000.
	Over $17,000,000$1,000,000.

g	Grassroots nontaxable amount (enter 25% of line 1f) .................................................
h	Subtract line 1g from line 1a. If zero or less, enter -0-. ................................................
i	Subtract line 1f from line 1c. If zero or less, enter -0-. ................................................
j	If there is an amount other than zero on either line 1h or line 1i, did the organization file Form 4720 reporting section 4911 tax for this year? ...................................................................................................................	Yes No

4-Year Averaging Period Under Section 501(h) (Some organizations that made a section 501(h) election do not have to complete all of the five columns below. See the separate instructions for lines 2a through 2f.)
Lobbying Expenditures During 4-Year Averaging Period
	Calendar year (or fiscal year beginning in)	(a) 2022	(b) 2023	(c) 2024	(d) 2025	(e) Total

2a	Lobbying nontaxable amount

b	Lobbying ceiling amount (150% of line 2a, column(e))

c	Total lobbying expenditures

d	Grassroots nontaxable amount

e	Grassroots ceiling amount (150% of line 2d, column (e))

f	Grassroots lobbying expenditures

(a) Name	(b) Address	(c) EIN	(d) Amount paid from filing organization's funds. If none, enter -0-.	(e) Amount of political contributions received and promptly and directly delivered to a separate political organization. If none, enter -0-.
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