Massachusetts · Repairs · Updated Oct 2026

Massachusetts tenant repair rights

What a landlord in Massachusetts must keep in repair, how to ask for repairs, whether you can repair and deduct or withhold rent, and the protection against retaliation.

Short answer

The landlord must keep the unit fit for human habitation under the State Sanitary Code throughout the tenancy.

Repair and deduct
Allowed (with conditions)
Withholding rent
Allowed (with conditions)
Notice before entry
No statute

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)).

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).

Get repairs made, step by step

  1. Write down the problem and take dated photos or video.
  2. Ask in writing and keep a copy. In Massachusetts: Tell the landlord in writing about the problem and keep a copy.
  3. Give the landlord the time the rule allows, and let them in to do the work with proper notice.
  4. If nothing happens, call your local housing or code inspector and talk to legal aid before you stop paying any rent.
  5. Keep paying rent unless the rule above lets you withhold it and you follow its steps exactly.

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.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Massachusetts's rule on asking 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.

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Where to get free help in Massachusetts

Questions about repairs in Massachusetts

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)).

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).

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Sources

Last checked: Oct 2026.