Newton, Mass., City Ordinances §§ 20-148–20-159 § 20-154
Requirements for Licensees and Agents
Operative Text
(a) Licensee, defined. That person(s) or entity listed on the lodging house license and the owners of the land and
building where the lodging house is operated.
(b) Resident Supervising Agent, defined. That person designated by the licensee to carry out day to day
responsibilities.
(c) Responsibility of Licensee. The licensee shall be responsible for the proper supervision, operation, and
maintenance of the lodging house in accordance with the requirements of these ordinances and all other pertinent
Newton Ordinances On-Line - Chapter 20 - page 37
§ 20-155 NEWTON ORDINANCES —MISCELLANEOUS ORDINANCES § 20-155
laws, regulations, and codes. The appointment of an agent shall in no way relieve the licensee from responsibility
for full compliance with the law.
(d) On-site supervision of the premises. Licensed premises must have supervision from a resident who shall be
available on a 24-hour basis via phone, or similar mobile communication device, for residents and city staff. In
the event that the licensee does not reside on the premises, the licensee shall designate one or more resident
supervising agents who do reside at the property. The Licensing Board shall approve such agent(s).
Contact information for the resident supervisor, including cell phone or similar mobile communication device, as
applicable, shall be posted in a conspicuous place inside the lodging house and provided to the Police Department,
Health and Human Services Department, Fire Department, and Inspectional Services Department.
Resident supervisor, whether licensee or resident supervising agent, must respond to calls from City officials
within a reasonable time: within one hour for emergencies and within 24 hours with respect to all other issues.
In the event that no resident supervisor will be at the property for more than 48 hours, e.g. for a vacation, the
licensee shall be responsible for ensuring continuity of management by informing residents and the City of
Newton Health and Human Services Department and Police Department of the short-term change, and by
assuming the role of central point of contact should any issues arise.
(e) Mandatory Certification for Licensees and Agents.
(1) All Licensees and their resident supervising agent(s) shall complete a two-step certification program to
acquaint them with important aspects of their roles with regard to ensuring resident safety and compliance
with City ordinances. Certification program materials will be developed by the Newton Inspectional
Services Department along with representatives from the Health and Human Services Department, and
Fire Department.
(2) All applicants for new licenses shall review guidance materials and complete a written certification test.
Their completed test shall be submitted along with their application for review by the certifying
departments and the Licensing Board.
(3) All applicants shall be required to complete an in-person certificate training program within the first year
of their licensure. Such in person training shall be offered at least once per year and will be an
instructional program that will educate the licensee and the agent(s) with regard to the requirements of
these regulations and other laws or related topics that the City may deem necessary for the safe and proper
operation of lodging houses.
(4) The Licensing Board may at its discretion allow an extension to allow a licensee or agent to complete the
in-person certification training in the 2nd year of licensure. Failure to complete the in-person training may
result in a fine of the licensee not to exceed $500.00 or the suspension or revocation of the lodging house
license, as the Licensing Board, after notice and hearing, may determine.
(f) Timeliness Requirements when there is a change of Licensee or Resident Supervising Agent. If at any time
there is a change in the Licensee or Agent, the newly designated person(s) shall be required to notify the
Licensing Board at least 48 hours prior to assuming responsibilities and receive their license within 60 days.Section 20-154 of Newton's lodging house ordinances establishes who qualifies as a licensee and what ongoing obligations attach to that status. The licensee remains fully responsible for the lodging house's supervision, operation, and maintenance even when a resident supervising agent is appointed to handle day-to-day duties. On-site supervision must be available around the clock by phone, contact information must be posted prominently and shared with multiple city departments, and both licensees and their agents must complete a two-step certification program. Changes in licensee or agent status require advance notice to the Licensing Board and timely re-licensing.
Plain English — not legal advice.
Under § 20-154, lodging house operators remain legally responsible for compliance regardless of whether they delegate daily management to a resident supervising agent. Compliant operators ensure 24-hour phone availability, post supervisor contact details in a visible location, and notify the Police and Health and Human Services departments before any absence exceeding 48 hours. Licensees and agents complete the required two-step certification—written test plus in-person training—within the prescribed timeframes, since failure to do so can result in fines up to $500 or license suspension. Any change in licensee or agent is reported to the Licensing Board at least 48 hours before the transition.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 20-154 gives lodging house residents the right to reach an on-site supervisor by phone at any hour, with emergency calls answered within one hour and other concerns addressed within 24 hours. If a supervisor is unreachable or contact information is not posted in a visible location inside the building, that may constitute a violation of this provision. Tenants who experience supervision failures can report concerns to Newton's Health and Human Services Department, Police Department, or Inspectional Services Department, or consult a local tenant-rights organization to understand available options.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 11, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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