Massachusetts · Renters' rights · Updated Oct 2026
Massachusetts tenant rights
Security deposits, repairs, landlord entry, notices and evictions in Massachusetts, in plain English from official sources, with free tools to get your deposit back and ask for repairs.
Guides for Massachusetts renters
Security deposit
Limit, deadline, deductions, penalty and the calculator.
Repairs
The landlord's duty, repair and deduct, withholding rent and a repair letter.
Eviction
Notice periods, court deadlines, illegal lockouts and a timeline tool.
Security deposit in Massachusetts
- Limit
- one month's rent. At the start of a tenancy the landlord may collect only: first month's rent, last month's rent, a security deposit up to one month's rent, and the cost of a new lock and key.
- Deadline to return it
- Within 30 days after your tenancy ends (end of a tenancy at will, or the end date of a written lease), the landlord must return the deposit, or the balance after allowed deductions, plus interest.
- Itemized list
- Yes, for damage deductions. Within the same 30 days the landlord must give you an itemized list of damages, signed under pains and penalties of perjury, describing the damage and repairs in precise detail, with written evidence of cost (estimates, bills, invoices or receipts). Damage listed on the move-in statement of condition cannot be deducted.
- What may be deducted
- Only: unpaid rent or water charges not lawfully withheld; unpaid real estate tax increases under a valid tax escalation clause; and reasonable cost of repairing damage caused by you or your guests, beyond reasonable wear and tear. No other deductions are allowed.
- Interest
- Yes. If the landlord holds the deposit for a year or more: 5% a year or the lower rate the bank actually paid, paid each year (or you may deduct it from rent if not paid within 30 days after the anniversary). Interest is also owed on prepaid last month's rent at 5% or the bank rate.
- Separate account
- Yes. A separate interest-bearing account in a Massachusetts bank, protected from the landlord's creditors. Within 30 days you must get a receipt naming the bank, its location, the amount and account number. If not, you are entitled to the immediate return of the deposit.
- Move-in checklist
- Yes. Within 10 days after the tenancy starts or the deposit is paid (whichever is later), the landlord must give you a signed statement of the condition of the unit. You have 15 days to sign it or attach your own signed list of damage.
- If the landlord keeps it wrongly
- Three times the deposit (or the balance owed) plus 5% interest, court costs and reasonable attorney's fees if the landlord did not keep the deposit in a proper account, used a lease clause that conflicts with the law, or failed to return what was owed within 30 days. A landlord who misses the itemized list deadline loses the right to keep any part of the deposit for damage. Unpaid interest: three times the interest owed.
How to get your deposit back
- Before you move out, clean, take dated photos and video of every room, and return all keys.
- Give your landlord your new address in writing. In Massachusetts: the rule above says where the landlord sends the deposit.
- Wait for the deadline: Within 30 days after your tenancy ends (end of a tenancy at will, or the end date of a written lease), the landlord must return the deposit, or the balance after allowed deductions, plus interest.
- If the money or an itemized list doesn't come, or the deductions are wrong, send a demand letter (below). Keep proof of mailing.
- If that doesn't work, sue in small claims court. Limit: $7,000; extra damages allowed by law (such as treble deposit damages) can push an award above $7,000. Small claims court in Massachusetts on Small Claims Map
Repairs in Massachusetts
- The landlord's duty
- The landlord must keep the unit fit for human habitation under the State Sanitary Code throughout the tenancy. You can ask the local board of health for an inspection.
- How to ask for repairs
- Tell the landlord in writing about the problem and keep a copy. If not fixed, ask the local board of health (in Boston, Inspectional Services) to inspect; the inspection report is key evidence.
- Repair and deduct
- Allowed after the code violation is certified by the board of health, code enforcement agency or a court, and the landlord has written notice but does not start repairs (or sign a repair contract) within 5 days and substantially finish within 14 days. You can then make the repairs and deduct the cost from future rent, up to 4 months' rent in any 12-month period. You may instead end the lease, pay only the fair value of your use, and move out within a reasonable time (M.G.L. c. 111, §127L).
- Withholding rent
- Allowed in practice as a defense: if you are sued for nonpayment, you can raise bad conditions as a defense or counterclaim, and claim the difference between the rent and the unit's fair value, if the landlord knew of the conditions before you fell behind and you did not cause them (M.G.L. c. 239, §8A). Many tenants set aside the withheld rent; the court may order it paid into court.
- Law
- M.G.L. c. 111, §127L; c. 239, §8A; 105 CMR 410
Landlord entry in Massachusetts
No set number of hours in the statute. A lease may only allow the landlord to enter to inspect, make repairs or show the unit; the Attorney General says the landlord must arrange entry with you in advance. The landlord may also enter under a court order, if the unit appears abandoned, or in the last 30 days of the tenancy to inspect for deposit damage (M.G.L. c. 186, §15B(1)(a)).
Eviction in Massachusetts
- Notice for unpaid rent
- A written 14-day notice to quit. Tenants at will: if you have not received a nonpayment notice in the past 12 months, you can stop the termination by paying all rent due within 10 days after you receive the notice; the notice must tell you this (M.G.L. c. 186, §12). Tenants with a written lease can cure by paying all rent due plus interest and costs by the day the answer is due in court (c. 186, §11). Federally assisted housing may require a 30-day notice.
- Notice for a lease violation
- No statute sets a specific number of days for lease violations. Under a written lease, the notice depends on the lease terms; a tenancy at will can also be ended without any reason by a notice of one rental period or 30 days, whichever is longer (c. 186, §12). There is no general statutory right to cure a lease violation. Read your notice carefully and get legal help.
- Ending a month-to-month tenancy
- Written notice of one full rental period or 30 days, whichever is longer, ending on a rent day; either side (M.G.L. c. 186, §12).
- Time to respond to an eviction lawsuit
- File and serve your written answer by the first Monday after the Monday 'entry date' on the summons. The trial is usually on the second Thursday after the entry date (Uniform Summary Process Rules 2 and 3).
- Lockouts and utility shutoffs
- Yes. A landlord may not lock you out, remove you by force, cut off utilities it must supply, or interfere with your quiet enjoyment without a court order. Penalties: actual damages or 3 months' rent, whichever is greater, plus costs and attorney's fees; also a criminal fine of $25-$300 or up to 6 months in jail (M.G.L. c. 186, §14).
- Court self-help
- The court's eviction self-help page
- Law
- M.G.L. c. 186, §§11, 12, 14; c. 239; Uniform Summary Process Rules
Rent increases and rent control in Massachusetts
- Notice of a rent increase
- no statute setting a specific rent-increase notice. For a tenancy at will, the landlord must end the current tenancy with a proper notice (one rental period or 30 days) to change the rent; during a lease, rent can change only as the lease allows. An increase within 6 months after you complained or asserted rights is presumed retaliatory (c. 186, §18).
- Rent control
- No. Rent control is banned statewide (M.G.L. c. 40P, since 1994).
Late fees in Massachusetts
No late fee or interest may be charged until rent is 30 days late (M.G.L. c. 186, §15B(1)(c)).
Retaliation in Massachusetts
A landlord may not retaliate for reporting code violations to the board of health or other agency, complaining in writing to the landlord, taking legal action to enforce housing laws, or joining a tenants' union. A termination notice (except for nonpayment), rent increase or substantial change in terms within 6 months after such activity is presumed retaliatory; the landlord must prove otherwise by clear and convincing evidence. Damages: 1 to 3 months' rent or actual damages, whichever is greater, plus costs and attorney's fees (M.G.L. c. 186, §18; c. 239, §2A).
Small claims court in Massachusetts
Deposit disputes usually go to small claims court, where you don't need a lawyer.
Limit: $7,000; extra damages allowed by law (such as treble deposit damages) can push an award above $7,000.
Where to get free help in Massachusetts
Good to know in Massachusetts
- Since August 1, 2025, brokers may not charge you a fee when they mainly work for the landlord; landlords may not charge application fees, pet fees or broker fees for their own broker at the start of a tenancy (per the Attorney General's guide).
- The 'statement of condition' you get at move-in is your best protection against unfair damage deductions: check it carefully and return your own list within 15 days.
- Repair-and-deduct requires an official inspection first (board of health or court); do not deduct without it.
Recent law changes
St. 2025, c. 9 (§§54-55), effective August 1, 2025, amended §15B(1)(b) so that neither the landlord nor its agent can require more than first month, last month, deposit and lock cost, and barred broker fees charged to tenants when the broker works for the landlord; the same law lets the state housing office (EOHLC) authorize optional fees in lieu of a deposit by regulation (capped at one month's rent).
Free tools for Massachusetts renters
Pre-set for Massachusetts. They run in your browser and send nothing.
Deposit return calculator for Massachusetts
Find your state's deadline for returning a security deposit, whether your landlord is late and what you may be owed. Nothing you type here is sent anywhere.
Security deposit demand letter for Massachusetts
A short, firm and polite letter asking your landlord to return your deposit by a date. It cites your state's deposit law. Many landlords pay at this step, and the letter is proof that you asked. Fill this in, download the letter as PDF or Word (or copy it), sign it, keep a copy and send it in a way you can prove, such as certified mail with a return receipt.
Repair request letter for Massachusetts
Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.
Eviction notice timeline for Massachusetts
Got a notice from your landlord? Enter the kind of notice and the day you got it to see the dates that follow from your state's rule, what your landlord may not do, and where to get free help fast.
This is not legal advice. Eviction deadlines are short and missing one can cost you your home. Read your notice carefully and contact legal aid or your court's self-help center right away.
Questions about renters' rights in Massachusetts
How much can a landlord charge for a security deposit in Massachusetts?
one month's rent. At the start of a tenancy the landlord may collect only: first month's rent, last month's rent, a security deposit up to one month's rent, and the cost of a new lock and key.
How long does a landlord have to return a security deposit in Massachusetts?
Within 30 days after your tenancy ends (end of a tenancy at will, or the end date of a written lease), the landlord must return the deposit, or the balance after allowed deductions, plus interest.
What can I do if my landlord won't return my deposit in Massachusetts?
Three times the deposit (or the balance owed) plus 5% interest, court costs and reasonable attorney's fees if the landlord did not keep the deposit in a proper account, used a lease clause that conflicts with the law, or failed to return what was owed within 30 days. A landlord who misses the itemized list deadline loses the right to keep any part of the deposit for damage. Unpaid interest: three times the interest owed.
What can a landlord deduct from a security deposit in Massachusetts?
Only: unpaid rent or water charges not lawfully withheld; unpaid real estate tax increases under a valid tax escalation clause; and reasonable cost of repairing damage caused by you or your guests, beyond reasonable wear and tear. No other deductions are allowed.
Does a landlord have to pay interest on a security deposit in Massachusetts?
Yes. If the landlord holds the deposit for a year or more: 5% a year or the lower rate the bank actually paid, paid each year (or you may deduct it from rent if not paid within 30 days after the anniversary). Interest is also owed on prepaid last month's rent at 5% or the bank rate.
How do I ask my landlord for repairs in Massachusetts?
Tell the landlord in writing about the problem and keep a copy. If not fixed, ask the local board of health (in Boston, Inspectional Services) to inspect; the inspection report is key evidence.
Can I repair and deduct the cost from rent in Massachusetts?
Allowed after the code violation is certified by the board of health, code enforcement agency or a court, and the landlord has written notice but does not start repairs (or sign a repair contract) within 5 days and substantially finish within 14 days. You can then make the repairs and deduct the cost from future rent, up to 4 months' rent in any 12-month period. You may instead end the lease, pay only the fair value of your use, and move out within a reasonable time (M.G.L. c. 111, §127L).
Can I withhold rent for repairs in Massachusetts?
Allowed in practice as a defense: if you are sued for nonpayment, you can raise bad conditions as a defense or counterclaim, and claim the difference between the rent and the unit's fair value, if the landlord knew of the conditions before you fell behind and you did not cause them (M.G.L. c. 239, §8A). Many tenants set aside the withheld rent; the court may order it paid into court.
How much notice does a landlord need to enter in Massachusetts?
No set number of hours in the statute. A lease may only allow the landlord to enter to inspect, make repairs or show the unit; the Attorney General says the landlord must arrange entry with you in advance. The landlord may also enter under a court order, if the unit appears abandoned, or in the last 30 days of the tenancy to inspect for deposit damage (M.G.L. c. 186, §15B(1)(a)).
How much notice does a landlord have to give for unpaid rent in Massachusetts?
A written 14-day notice to quit. Tenants at will: if you have not received a nonpayment notice in the past 12 months, you can stop the termination by paying all rent due within 10 days after you receive the notice; the notice must tell you this (M.G.L. c. 186, §12). Tenants with a written lease can cure by paying all rent due plus interest and costs by the day the answer is due in court (c. 186, §11). Federally assisted housing may require a 30-day notice.
How much notice for a lease violation in Massachusetts?
No statute sets a specific number of days for lease violations. Under a written lease, the notice depends on the lease terms; a tenancy at will can also be ended without any reason by a notice of one rental period or 30 days, whichever is longer (c. 186, §12). There is no general statutory right to cure a lease violation. Read your notice carefully and get legal help.
How much notice is needed to end a month-to-month lease in Massachusetts?
Written notice of one full rental period or 30 days, whichever is longer, ending on a rent day; either side (M.G.L. c. 186, §12).
How long do I have to respond to an eviction lawsuit in Massachusetts?
File and serve your written answer by the first Monday after the Monday 'entry date' on the summons. The trial is usually on the second Thursday after the entry date (Uniform Summary Process Rules 2 and 3).
Can my landlord lock me out or shut off utilities in Massachusetts?
Yes. A landlord may not lock you out, remove you by force, cut off utilities it must supply, or interfere with your quiet enjoyment without a court order. Penalties: actual damages or 3 months' rent, whichever is greater, plus costs and attorney's fees; also a criminal fine of $25-$300 or up to 6 months in jail (M.G.L. c. 186, §14).
How much notice is needed for a rent increase in Massachusetts?
no statute setting a specific rent-increase notice. For a tenancy at will, the landlord must end the current tenancy with a proper notice (one rental period or 30 days) to change the rent; during a lease, rent can change only as the lease allows. An increase within 6 months after you complained or asserted rights is presumed retaliatory (c. 186, §18).
Is there rent control in Massachusetts?
No. Rent control is banned statewide (M.G.L. c. 40P, since 1994).
Is there a limit on late fees in Massachusetts?
No late fee or interest may be charged until rent is 30 days late (M.G.L. c. 186, §15B(1)(c)).
Can my landlord retaliate if I complain in Massachusetts?
A landlord may not retaliate for reporting code violations to the board of health or other agency, complaining in writing to the landlord, taking legal action to enforce housing laws, or joining a tenants' union. A termination notice (except for nonpayment), rent increase or substantial change in terms within 6 months after such activity is presumed retaliatory; the landlord must prove otherwise by clear and convincing evidence. Damages: 1 to 3 months' rent or actual damages, whichever is greater, plus costs and attorney's fees (M.G.L. c. 186, §18; c. 239, §2A).
What is the small claims limit in Massachusetts?
$7,000; extra damages allowed by law (such as treble deposit damages) can push an award above $7,000.
- M.G.L. c. 186, §15B
- M.G.L. c. 186, §12 Notice to determine estate at will
- M.G.L. c. 186, §14 Wrongful acts of landlord
- M.G.L. c. 111, §127L Repairs by tenants
- M.G.L. c. 239, §8A Rent withholding
- Uniform Summary Process Rule 3: Answer
- Attorney General's Guide to Landlord and Tenant Rights
- Mass.gov: Tenant's guide to eviction
Last checked: Oct 2026.