[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6663558,"mediaKeyId","2390007-704f17fddf3a3009735054e45119bbd5","parentId",2390007,"title","Bill would require sellers of dormant second loans to provide statements before seeking foreclosure, sponsors say it protects homeowners","audioSeconds",217,"startMs",5223000,"endMs",5440000,"viewUrl","/Search/View?dp=1&key=2390007-704f17fddf3a3009735054e45119bbd5&start=5223&end=5440","thumbnailUrl","https://assets.pipeline.soar.com/2390007-704f17fddf3a3009735054e45119bbd5/thumbnail_5223000.jpg","articleUrl","/articles/6663558/Maryland/Bill-would-require-sellers-of-dormant-second-loans-to-provide-statements-before-seeking-foreclosure-sponsors-say-it-protects-homeowners","mediaUrl","https://secure.pipeline.soar.com/6663558-ae83d83b78a4117b5171291473c974e5/orig.mp4?Expires=1771148844&Signature=ZZ5dPw2vh-Vm2EvRIUfedUL5GLa5Hg7HCaRXpVUgjqDE4A6--qoHG5oTcgRadfncZxf8HwpCYiYRvVqwZ0t4~sbf9EFOz8n-AcUpdDCKBpinoN3wq7ZMrCfARkUzsj4-SoQkpfPGlCJB5ldEZiFmjAnqNrgNmvPdYwqd6CVoPLvDDHUwF1bQCsNGrOfFiHN0sANDFNOHTYkRGpqlcBvT35V5fib04oMkD0qj-czrKX1mLn8u5btEpnfaKgOdcpKS5EJEFrBorqkk4MhaMLW-UALvNsIhhjwkhrpb9IsD8k-mAJoZo8~Oad3D08L5KbTffRrftg9~RsyaF7Z5GZvkkg__&Key-Pair-Id=KUT5TJCACFTXG","author","Maryland General Assembly - Judicial Proceedings","date","2025-02-25T21:51:22.533Z","article","The Judicial Proceedings Committee heard testimony Feb. 25 on SB 6 82, a proposal to regulate enforcement of long‑dormant second liens often called “zombie mortgages.” The sponsor, Senator Nick Charles, described a pattern in which old second liens were charged off or sold to debt buyers after the 2008 financial crisis, then reemerged years later when property values recovered. He said the bill would require creditors to provide ongoing billing statements and would create a 24‑month notification framework before foreclosure to allow homeowners time to verify debts and consider options.

“Materially delinquent mortgages commonly referred to as zombie mortgages are very old mortgages that have typically been written off or charged off by the original lender and then sold, often multiple times to the debt collectors,” Senator Charles told the committee. He cited Office of Financial Regulation (OFR) data in the hearing packet that, since 2018, about 3,000 mortgages in Maryland received notices of intent to foreclose for materially delinquent mortgages; the senator said the average amount homeowners would need to pay to avoid foreclosure in such cases was about $193,000 based on OFR data.

Representatives from the Office of Financial Regulation (Deputy Commissioner Kat Hyland and Assistant Commissioner Meredith Merchant) described consumer complaints in which homeowners — often current on a first mortgage or believing a debt had been discharged or absorbed in earlier loan modification or bankruptcy — received demands from unfamiliar entities and were confused or thought they were victims of fraud. OFR and legal‑aid witnesses described scenarios in which homeowners only learned of a dormant second lien after efforts to collect and foreclosure filings had already begun.

Witnesses from Maryland Legal Aid, Community Legal Services and Economic Action Maryland urged passage, saying the bill would create transparency that helps homeowners respond and reduces the potential for surprise foreclosures. The bill would also explicitly allow homeowners to raise laches as a defense in foreclosure actions involving materially delinquent mortgages.

Opponents including the Maryland Bankers Association and foreclosure practitioners argued the bill would unduly restrict creditors’ rights and was overbroad given that materially delinquent mortgages comprise a small share of all foreclosures. They warned the bill’s 24‑month notice and other provisions could interfere with legitimate secured‑credit enforcement and said industry practices and existing notice rules provided safeguards.

Committee members asked detailed procedural and drafting questions; sponsors and OFR indicated they could provide additional comparative state law examples and technical changes. No vote was taken at the hearing.","mediaType","Video","parentTitle","JPR Committee Session, 2/25/2025 #1","oneSentenceSummary","SB 6 82 would impose additional notice and statement requirements on creditors seeking foreclosure of long‑dormant or charged‑off second liens ('zombie mortgages'), and it expressly authorizes a laches defense in such cases.","taxTitle","Judicial Proceedings Committee, SENATE, SENATE, Committees, Legislative, Maryland","taxId",15095,"location","Maryland","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6663561,"Senate bill to let sheriffs remove unauthorized occupants draws sharp opposition over due‑process risks",616,3552000,4168000,"/Search/View?dp=1&key=2390007-704f17fddf3a3009735054e45119bbd5&start=3552&end=4168","https://assets.pipeline.soar.com/2390007-704f17fddf3a3009735054e45119bbd5/thumbnail_3552000.jpg","/articles/6663561/Maryland/Senate-bill-to-let-sheriffs-remove-unauthorized-occupants-draws-sharp-opposition-over-dueprocess-risks","https://secure.pipeline.soar.com/6663561-7d91634c602dd5e64d3763cca491463d/orig.mp4?Expires=1771148844&Signature=M7pSfAMr9caT04ivWoaNT95n-AMwe~n49C3RxIXtl6pFcnxJPZY7giVqVMwU4x89SesQBYQS5or14QPaOZimKFBZYc0mkORz~ErEm5kzrFnTPBXGY5LuPe7eUzBPQykHBHnqLNbEWhiEbYJX9bJ-HR4N3X0ZF9zNRcAK7tdQg50xBDBTSrsLgTJISFwCDaRmBkmdwKTbI9iHNfKUed0sodYFH-Uomacu2BQQoWpPlbq9U5iC~NezT9FN9Ve24m-cf~Z~2Wgz0e2PCQwYhgholgPn9uWMZWj3KoWkEbzQkzuczLBeVqtTvyPde95IVdfihNxven7VvftpNKJ71br1uw__&Key-Pair-Id=KUT5TJCACFTXG","The Judicial Proceedings Committee heard extensive testimony Feb. 25 on SB 9 89, a bill that would authorize sheriffs, at each jurisdiction’s option, to operate a voluntary registry of properties and to remove individuals occupying a dwelling without authorization when certain conditions are met.

Sponsor Senator Nick Charles framed the measure as a proactive consumer‑protection tool to prevent squatting and occupancy fraud, saying the measure “is not about creating new crimes or additional barriers, but instead providing a proactive solution that helps both homeowners and renters avoid becoming victims of fraud.” The sponsor said the registry would be voluntary for jurisdictions, paid for by a fee‑for‑service structure and would not apply to current or former tenants under a lease authorized by the registered owner.

The Baltimore City Sheriff’s Office expressed support. Assistant Sheriff Nicholas Blendy said the registry would let sheriffs be proactive, call it “consumer protection,” and described wrongful detainer as a category of eviction that typically involves more in‑person contact and complexity. “We are attempting to be proactive, right? And so with this registry ... we would be a public notice campaign and a branding campaign and a registry that can be checked in because we don't want these people to end in the situation,” Blendy testified.

Opponents included housing‑rights advocates, the Consumer Protection Division of the Maryland Attorney General’s Office and the Public Justice Center, which warned the bill would create an extrajudicial ejectment procedure that could lead to improper removals. Assistant Attorney General Kira Wilpone Welborn told the committee the bill “could ensnarl lawful occupants and force them from their home with little notice and no opportunity to challenge the removal before being ousted,” and cited Florida examples where similar laws led to improper evictions.

Tenant advocates and legal aid groups emphasized the risk to lawful tenants, survivors of domestic violence and other vulnerable people, noting the proposed process places the burden of proof on occupants and gives limited immediate protection or appeal rights. “This bill appoints the sheriff as the judge, jury, and executioner in a number of eviction cases,” Public Justice Center attorney Matt Hill said.

Committee members engaged in detailed questioning. Some senators suggested alternative approaches, including statutory changes to ensure circuit courts hear unlawful‑occupancy disputes on an expedited schedule rather than creating an extrajudicial removal process. The Baltimore City Sheriff endorsed either pathway if it provided faster relief and greater clarity.

No committee vote was taken; the record shows substantial opposition from legal and tenant‑advocacy groups and interest from sheriffs about a proactive tool for preventing fraud and unauthorized occupancy.","SB 9 89 would allow local sheriffs to operate an optional registry and to remove unauthorized occupants from properties enrolled in the registry; proponents called it a proactive tool to prevent squatting and occupancy fraud.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6663566,"Multiple bills at JPR would reshape how Marylanders in condos, HOAs and co‑ops govern and seek help",3263,116000,3379000,"/Search/View?dp=1&key=2390007-704f17fddf3a3009735054e45119bbd5&start=116&end=3379","https://assets.pipeline.soar.com/2390007-704f17fddf3a3009735054e45119bbd5/thumbnail_116000.jpg","/articles/6663566/Maryland/Multiple-bills-at-JPR-would-reshape-how-Marylanders-in-condos-HOAs-and-coops-govern-and-seek-help","https://secure.pipeline.soar.com/6663566-99692285780e638c86016e3b715cd3b0/orig.mp4?Expires=1771148844&Signature=iVQvAs~RCgNxHOxcm4rmKO1faCNtgsyFOvYTx9jhcifsfJkXmcmaqriu5lckbhn~HMtEH4RxkSlOcQ0H9oWINuyyWnayi83VUsSViQY2ImRQVwDCn~6xNJSqAScat8GLALmMpZVY5uTkdSe0lg3c8n1O~g-1x8jeL5QGScXJezV4YZ8~md3Zge31MOGpXDRAGw~iFaANksNhGQsn8Ur2FgCVAahwxkNCd2JquRTR7WgbhcFAq~TAFvIio7GZcAOdd0mSyg0ADNg7hS7nBPfHlvcKUZ6egCSdH3e6mZjyf2iENeEK6u3QXJ8YYenEp5LukteGjHwPUP1TSB9crNxODw__&Key-Pair-Id=KUT5TJCACFTXG","The Senate Judicial Proceedings Committee heard a set of related measures Feb. 25 that would affect common ownership communities — homeowners associations (HOAs), condominium associations and limited‑equity cooperatives — ranging from election rules to reserve funding and ombudsman services.

Senator Cheryl Kagan presented a bill (SB 7 58) that would establish four guardrails for HOAs and condominiums: independent or neutral election oversight, protections for homeowners to disagree without retaliation, financial transparency with reasonable access to records, and expanded enforcement by the Attorney General. “This bill…just establishes guardrails in 4 areas,” Kagan told the committee.

Other bills heard or introduced in the same session covered board training (SB 7 28, required training for new board members), campaign sign timing in common ownership communities (SB 8 17, to allow signs 30 days before early voting through seven days after voting), creation of a statewide ombudsman unit for common ownership disputes and a public database of governing documents (SB 8 66), and legislation to clarify conversion procedures and incentives for limited equity housing cooperatives (SB 9 27). Howard County and other local delegations also offered reserve‑funding relief proposals (SB 7 77 and related bills) intended to soften the financial impact of a 2022 statewide reserve funding mandate. Senator Jennings offered an alternate reserve‑reform bill (SB 7 87) and described three proposed amendments addressing deduction for completed work, inclusion of water utility lines in reserve studies and the role of licensed contractors in providing updated cost estimates.

Testimony showed sharp divisions on reserve and funding changes. Community Associations Institute (CAI) and industry representatives opposed bills that would extend the ramp period to fully fund reserves to 10 years or limit required reserve items to those costing more than $10,000; they argued such changes would undermine the purpose of reserve studies and could recreate the conditions that led to catastrophic failures elsewhere. Local homeowner and condo board members described sudden, large assessment increases under the current law and supported measures giving associations more time and tools to manage costs. \"By establishing that the cost of repairs or replacements of the common element during the year be deducted from the next annual proposed budget and deemed fully funded, this bill reduces the extraordinarily extraordinary financial burden placed on condominiums by the law defined by HB 107,\" testified Carol Jenkins, a condo board member.

Supporters of an ombudsman (SB 8 66) said a central resource would help residents navigate rules and reduce legal disputes, while some condo owners warned about regulation fatigue and additional administrative burden. Limited equity cooperative proponents, including tenant‑buyer groups and community development organizations, asked the committee to create a workable statutory pathway for tenant associations to convert acquired buildings into limited‑equity coops and to allow tax abatements or other incentives; developers and advocacy groups argued the current statute is confusing and blocks conversions.

Committee discussion repeatedly returned to tradeoffs between homeowner financial burdens, board volunteer capacity and the need to avoid unintended consequences in statutory drafting. No final actions were taken at the hearing; sponsors and opponents said they would continue negotiating amendments.","The Senate Judicial Proceedings Committee heard multiple bills Feb. 25 addressing governance, elections, reserve funding, ombudsman services and pathways to limited‑equity cooperatives for HOAs, condominiums and co‑ops.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6663572,"Committee hears long‑running bid to set mold assessment, remediation timelines for rentals",631,2182000,2813000,"/Search/View?dp=1&key=2390007-704f17fddf3a3009735054e45119bbd5&start=2182&end=2813","https://assets.pipeline.soar.com/2390007-704f17fddf3a3009735054e45119bbd5/thumbnail_2182000.jpg","/articles/6663572/Maryland/Committee-hears-longrunning-bid-to-set-mold-assessment-remediation-timelines-for-rentals","https://secure.pipeline.soar.com/6663572-20cb21a355007868e207d02655b19ec3/orig.mp4?Expires=1771148844&Signature=GIujuyPx52rj52wAUCt5mdQEF8~EN90r0v5vryoV3UfNZn44ajaBxi2Ld0ZtMKBPzqt39qlpojPit2GOj2GZgNAP9KfQTVX4KMgc~8hiiuHe1klvMnz5BSO6LWToBEsV8CxmMi9tTvGvaHDnJrDZ1fm5B0dLxRUojnbMI9QPVqj~SZNZzvnpi89Tn3x-up1BCNZ3NXXLr7FxknIpOcgrMHFBi4Q1eeVudzk~jvjcgR6VwA2rQ9VpO09OT7MPkC0Ey8ck2ypfSGw5O-qru79BtsSGemIvm-TdkF0dDT67SmDEXnn7rnpBlNpKJuYeayU1G6XGhMsMkQi3d7uqGCXmXw__&Key-Pair-Id=KUT5TJCACFTXG","Senate Judicial Proceedings Committee members heard testimony Feb. 25 on SB 8 56, the Maryland Tenant Mold Protection Act, a multi‑year effort to create a statewide standard for mold assessment and remediation in rental housing.

Sponsor testimony described recommendations from a 2023 work group involving the Maryland Department of Environment, Maryland Department of Housing and Community Development, the Maryland Department of Health and subject‑matter experts. “The bill would require that the Maryland Department of Environment establish best practices for mold reduction and prevention and ... distill it into a pamphlet that landlords would give to their tenants,” Senator Henson said while presenting the bill and her panel.

The measure would require landlords to perform a mold assessment and remediation within specified time frames after receiving tenant notice — the sponsor asked the committee to consider an amendment making assessment due in 45 days and remediation within a reasonable time if remediation requires more work. Witnesses from Community Legal Services, Maryland Legal Aid and the Public Justice Center described cases in which tenants lived for months with recurring mold, sometimes with health effects such as asthma in children, and said courts and code inspectors currently lack consistent standards.

\"This bill will provide a clear standard that they can apply to the conditions that they're living in and that also their landlords can use as a baseline,\" Lisa Sorrow of Community Legal Services testified. Maryland Legal Aid's Joseph Loveless and Public Justice Center attorney Matt Hill also urged passage, saying consistent state guidance would make rent‑escrow and code enforcement more effective and give courts a baseline for adjudication.

The Maryland Multi‑Housing Association supported the bill in part but proposed amendments including removing biannual pamphlet redistribution and limiting automatic remediation to situations in which an assessment confirms mold. The sponsor signaled openness to friendly amendments: when Senator West asked about timelines, Henson replied she would accept language making assessment due in 45 days and remediation within a reasonable period if needed.

No formal action was taken at the hearing. Stakeholders agreed on the public‑health stakes and the need for clearer standards, and several groups urged a favorable report while some property‑industry groups sought targeted amendments.","SB 856 would require landlords to provide tenant education, perform mold assessments within 45 days of notice and undertake remediation; sponsors and housing‑law advocates said uniform standards would help tenants use rent‑escrow and speed remediation.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6663575,"Senate panel hears bill to make landlords list pet policies up front to prevent surrenders",969,473000,1442000,"/Search/View?dp=1&key=2390007-704f17fddf3a3009735054e45119bbd5&start=473&end=1442","https://assets.pipeline.soar.com/2390007-704f17fddf3a3009735054e45119bbd5/thumbnail_473000.jpg","/articles/6663575/Maryland/Senate-panel-hears-bill-to-make-landlords-list-pet-policies-up-front-to-prevent-surrenders","https://secure.pipeline.soar.com/6663575-ba78300e6156fe6835364ef7973c4346/orig.mp4?Expires=1771148844&Signature=UiioP899hnLoLPoxrCUWCGuI4eB-qJMNaeDA4Qh7X46u4WZ2q1SUZkGZIYw7rAXGRELO-OqURDX2JOYAkxGYHqoMWwLxDSAKKJmvO709hMY7Ie5MwikkqoIfaA~SKwEJpEcZcWq08-Cgjyuo04MlDtNnZWu1J0-GV7Qx~NruIRrq-IZnqbycM~Ngku~GAnWb52BhZIcw42zeZsqIP4cTRcI5dBVEn1yhp2y94loZZhEaaEA5D9q4FB0hVk8R5mYQn43zstaXkZfD5lDoMytXYeb0Yc59-QIvqx~ZbBXgUWcZ~M1Z7g88QHrPnCsSOgBCpuAmMmRQ3hiu20BWkbHDTg__&Key-Pair-Id=KUT5TJCACFTXG","Senate Judicial Proceedings Committee members heard testimony Feb. 25 on SB 8 96, the Pet Policy Transparency Act, a bill sponsored in the Senate and presented by staff for Delegate/Senator supporters that would require landlords and property managers to post pet policies in digital advertising, on property websites and with rental applications.

Supporters said the change is intended to reduce the number of animals surrendered to shelters for housing‑related reasons by giving prospective tenants clear, comparable information early in the search process. “SB 8 96 takes a very important first step in helping Marylanders who are looking for rental housing, particularly those residents who are among our most vulnerable, find pet friendly housing that meets their needs,” said Gretchen Zechel, Senator Sarah Love’s chief of staff, presenting the measure for the sponsor.

The bill would standardize disclosures about breed restrictions, number of animals allowed, weight limits, vaccination requirements, refundable or nonrefundable pet deposits and recurring pet fees. Witnesses representing animal welfare and shelters said a lack of upfront transparency creates last‑minute rejections, lost deposits and, in some cases, relinquishment of pets. “When tenants are coming in to sign their leases, they’re often in a crisis situation,” Jennifer Bevin Dangle of Humane World for Animals testified. She cited a sampling of affordable listings in which half of pet policy details required a phone call to confirm.

Speakers from the Maryland SPCA and Maryland Votes for Animals described cases in which families were told a pet was not permitted only after being approved to lease, and they urged committee members to pass the bill. Legal advocates from the Public Justice Center also testified in favor, saying clearer, consistent disclosures could reduce disputes over breed restrictions, fees and other terms.

Committee members questioned the reach of the advertising requirement. Senator West asked whether requiring pet policy details in digital advertisements could overburden commercial advertising; sponsor representatives said the advertisement would not have to list every detail if it provided a direct link to a hosted policy or an application with the policy. “You wouldn’t have to summarize the pet policy in the advertisement. But just provide the link to the website,” Zechel said.

No vote was taken; the hearing record shows broad stakeholder engagement and advocates urged a favorable report.

Looking ahead, proponents said the measure is intended to be a modest, practical change: make policy visible earlier in a competitive rental market so tenants and owners can make informed decisions and to reduce housing‑related animal surrenders.","A Senate Judicial Proceedings Committee hearing on SB 896, the Pet Policy Transparency Act, focused on requiring landlords to disclose pet rules in online listings and applications to reduce housing‑related pet surrenders and to create consistent disclosures about breed, size and fees.","actionData","errors"]

Article not found

Bill would require sellers of dormant second loans to provide statements before seeking foreclosure, sponsors say it protects homeowners

Senate bill to let sheriffs remove unauthorized occupants draws sharp opposition over due‑process risks

Multiple bills at JPR would reshape how Marylanders in condos, HOAs and co‑ops govern and seek help

Committee hears long‑running bid to set mold assessment, remediation timelines for rentals

Senate panel hears bill to make landlords list pet policies up front to prevent surrenders