Harwich property owners who lease rooms or accessory units affordably can now access property tax relief following the launch of a new local tax credit program. During Monday’s meeting of the Harwich Affordable Housing Trust, Assessing Director Carlen Jones and Board of Assessors member Richard Waystack detailed the initiative, which offers a $1,000 exemption for units under 500 square feet and $1,500 for larger spaces. Waystack noted that Town Meeting authorized the program in May and the first resident has already been vetted for the credit. The board of assessors felt it was something that we should do to help with the affordability in this community, Waystack said, adding that he is prepared to request more funding from the Finance Committee if demand exceeds the initial 30-application cap.

The program targets residents earning up to 125% of the area median income and requires a year-round lease, but unlike many state programs, it does not require a deed restriction or a lottery. Jones explained that the credit can even apply to homeowners renting out spare bedrooms. We anticipate 30 applications in the first year, Jones said. If you had a house and you had a couple of extra bedrooms and you decided to rent out those bedrooms with a lease to someone who met these guidelines, you as the taxpayer could qualify for a tax credit. Acting Chair Brendan Lowey sought clarification on the lack of permanent restrictions, asking, In this program there's no deed restriction? And there's no lottery system? Jones confirmed it is a year-to-year, first-come, first-served program.

The Trust also moved to clarify its legal standing following recent friction with the Select Board. Trustee Bob Spencer expressed concern over comments from the Select Board chair suggesting the Trust might not have access to town counsel. We do have matters that need counsel, Spencer said, citing upcoming real estate decisions. Motion Made by B. Spencer to put in a request to the interim town administrator regarding access to legal opinions. Motion Passed (3-0-0). This push for legal clarity follows the Trust’s ongoing effort to reconstruct missing records from 2021 and navigate a leadership vacuum that has left the board with only three active members present on Monday. Motion Made by B. Spencer to approve the minutes for 8/11/25, 8/22/25, and 8/29/25. Motion Passed (3-0-0).

The need for legal advice was further emphasized during a discussion regarding 265 Sison Road, the home of the Harwich Junior Theater. While the Trust owns the property, the Select Board holds the lease, creating a maintenance and liability "mess" according to members. Spencer pointed out that the Trust is technically responsible for significant repairs, including the heating plant and exterior surfaces, despite having no capital budget. We are the owners and the landlords, that puts us in a position of being financially responsible for repairs that are significant, Spencer noted. Trustee Jeff Handler agreed that the arrangement must be scrutinized before the lease expires in 2034. The public has a right to understand the obligation that they have for this building by way of their tax dollars, Handler said. Resident Elaine Shlinin raised additional concerns regarding insurance, asking, Is the affordable housing trust as an entity covered under the town's liability insurance? Lowey committed to getting that coverage confirmed in writing.

The meeting concluded with a presentation from Habitat for Humanity of Cape Cod. CEO Wendy Cullinan explained that the organization builds homes for those at 60% to 80% of the area median income, with costs currently reaching up to $450,000 per home. Each adult in the family is required to put in at least 250 hours of sweat equity, Cullinan told the board. Habitat representative Norine noted that the traditional lottery system required for many affordable projects can be a deterrent for individual homeowners looking to create units. I wouldn't want to see the trust involved in running lotteries, Norine said, praising the board for exploring alternative models. Regarding regional housing progress, staff member Brianna Costa noted she is meeting with regional partners this week to discuss inclusionary zoning, stating, I'll have a better update next month.