Renting in Massachusetts
Your rights as a tenant in Massachusetts
In Massachusetts, the security deposit can be up to 1 month of rent. What state law says about your deposit, the notices you must get, repairs and eviction. Every rule comes with its citation and the text of the law.
Key numbers in Massachusetts
- Maximum deposit
- Up to 1 month of rent
- M.G.L. c. 186, §15B(1)(b)
- To return your deposit
- 30 days
- M.G.L. c. 186, §15B(4)
- Notice for late rent
- 14 days
- M.G.L. c. 186, §11
What the law says
The rules, one by one
The basic rules for renting in Massachusetts, answered with state law and its citation.
Tap “What the law says” to read the exact text and see where it comes from.
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How much can they charge for a deposit?
Up to 1 month of rent
Before the tenancy starts, the landlord may collect only the first month's rent, the last month's rent, a security deposit equal to one month's rent, and the cost of a new key and lock. Nothing more.
What the law says · M.G.L. c. 186, §15B(1)(b)
“At or prior to the commencement of any tenancy, no lessor or agent of the lessor may require a tenant or prospective tenant to pay, to the lessor or to an agent of the lessor, any amount in excess of the following: (i) rent for the first full month of occupancy; and, (ii) rent for the last full month of occupancy calculated at the same rate as the first month; and, (iii) a security deposit equal to the first month's rent provided that such security deposit is deposited as required by subsection (3) and that the tenant is given the statement of condition as required by subsection (2) … and, (iv) the purchase and installation cost for a key and lock.”
Source: Massachusetts General Court (General Laws) · Verified on October 23, 2026
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When must they return my deposit?
30 days
The landlord must return the deposit, or what is left of it, within 30 days after the occupancy ends. Only unpaid rent, certain agreed tax increases and damage beyond normal wear may be deducted, with a sworn itemized list given within the same 30 days.
What the law says · M.G.L. c. 186, §15B(4)
“The lessor shall, within thirty days after the termination of occupancy under a tenancy-at-will or the end of the tenancy as specified in a valid written lease agreement, return to the tenant the security deposit or any balance thereof”
Source: Massachusetts General Court (General Laws) · Verified on October 23, 2026
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If I fall behind on rent, what notice must I get?
14 days
If you do not pay rent, the landlord may end the tenancy with a written 14-day notice to quit. Under a written lease, you can prevent the termination by paying all rent due, with interest and costs, on or before the day your answer is due in the eviction case.
What the law says · M.G.L. c. 186, §11
“Upon the neglect or refusal to pay the rent due under a written lease, fourteen days' notice to quit, given in writing by the landlord to the tenant, shall be sufficient to determine the lease, unless the tenant, on or before the day the answer is due, in an action by the landlord to recover possession of the premises, pays or tenders to the landlord or to his attorney all rent then due, with interest and costs of suit.”
Source: Massachusetts General Court (General Laws) · Verified on October 23, 2026
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How much notice ends a month-to-month rental?
30 days
If you rent without a fixed-term lease (a tenancy at will) and pay monthly, either party may end the tenancy with written notice equal to the interval between rent days or 30 days, whichever is longer. If rent is paid every three months or more, the notice is three months.
What the law says · M.G.L. c. 186, §12
“Estates at will may be determined by either party by three months' notice in writing for that purpose given to the other party; and, if the rent reserved is payable at periods of less than three months, the time of such notice shall be sufficient if it is equal to the interval between the days of payment or thirty days, whichever is longer.”
Source: Massachusetts General Court (General Laws) · Verified on October 23, 2026
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Are there limits on late fees?
No lease may charge you interest or a penalty for late rent until the rent is 30 days overdue.
What the law says · M.G.L. c. 186, §15B(1)(c)
“No lease or other rental agreement shall impose any interest or penalty for failure to pay rent until thirty days after such rent shall have been due.”
Source: Massachusetts General Court (General Laws) · Verified on October 23, 2026
Protections
Protections the law gives you
We show only what state law says, with its citation. Your city may give you more protections.
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Only a court order can remove you
Yes: state law says so
If the landlord removes you or locks you out without a valid court order, you may recover the home or end the agreement and recover three months' rent or three times your damages, plus costs and attorney's fees. Willfully cutting utilities or trying to retake the home by force is also a crime.
What the law says · M.G.L. c. 186, §15F
“If a tenant is removed from the premises or excluded therefrom by the landlord or his agent except pursuant to a valid court order, the tenant may recover possession or terminate the rental agreement and, in either case, recover three months' rent or three times the damages sustained by him, and the cost of suit, including reasonable attorney's fees.”
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Protection from retaliation
Yes: state law says so
A landlord may not retaliate because you reported a health or building code violation, complained in writing, sued to enforce a housing law or joined a tenants' union. A termination notice, rent increase or major change within 6 months is presumed to be a reprisal.
What the law says · M.G.L. c. 186, §18
“The receipt of any notice of termination of tenancy, except for nonpayment of rent, or, of increase in rent, or, of any substantial alteration in the terms of tenancy within six months after the tenant has commenced, proceeded with, or obtained relief in such action, exercised such rights, made such report or complaint, or organized or joined such tenants' union … shall create a rebuttable presumption that such notice or other action is a reprisal against the tenant for engaging in such activities.”
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Repair and deduct from the rent
Yes: state law says so
If the board of health (or a court) certifies sanitary-code violations that may endanger your health or safety, you notify the landlord in writing and the landlord does not start repairs within 5 days or finish them within 14, you may repair them and deduct the cost from rent, up to four months' rent in a 12-month period.
What the law says · M.G.L. c. 111, §127L
“the tenant or tenants may repair or have repaired the defects or conditions constituting the violations. The tenant or tenants may subsequently deduct from any rent which may subsequently become due, subject to the provisions of the following paragraph, an amount necessary to pay for such repairs. … A tenant may not deduct pursuant to this section an amount greater than four months' rent in any twelve-month period, or period of occupancy, whichever is shorter, from rent due to the owner.”
Eviction
How an eviction works in Massachusetts
Step by step, with the time periods the law sets. No landlord can skip the court.
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14-day notice to quit for unpaid rent
at least 14 days
What the law says · M.G.L. c. 186, §11
“Upon the neglect or refusal to pay the rent due under a written lease, fourteen days' notice to quit, given in writing by the landlord to the tenant, shall be sufficient to determine the lease”
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Summary process summons and complaint in Housing Court or District Court
What the law says · M.G.L. c. 239, §2
“Such person may bring the action by a writ in the form of an original summons to the defendant to answer to the claim of the plaintiff that the defendant is in possession of the land or tenements in question, describing them, which he holds unlawfully against the right of the plaintiff, and, if rent and use and occupation is claimed, that the defendant owed rent and use and occupation in the amount stated”
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Judgment; the execution does not issue for 10 days
at least 10 days
What the law says · M.G.L. c. 239, §5(a)
“An execution upon a judgment rendered pursuant to section 3 shall not issue until the expiration of 10 days after the entry of the judgment.”
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Appeal within 10 days of the judgment
up to 10 days
What the law says · M.G.L. c. 239, §5(a)
“If either party appeals from a judgment of the superior court, a housing court, or a district court in an action under this chapter, including a judgment on a counterclaim, that party shall file a notice of appeal with the court within 10 days after the entry of the judgment.”
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Officer gives at least 48 hours' written notice before levying the execution
at least 2 days
What the law says · M.G.L. c. 239, §3
“At least forty-eight hours prior to serving or levying upon an execution issued on a judgment for the plaintiff for possession of land or tenements rented or leased for dwelling purposes, the officer serving or levying upon the execution shall give the defendant written notice that at a specified date and time he will serve or levy upon the execution and that at that time he will physically remove the defendant and his personal possessions from the premises if the defendant has not prior to that time vacated the premises voluntarily.”
Frequently asked questions
How much can a landlord charge for a deposit in Massachusetts?
Before the tenancy starts, the landlord may collect only the first month's rent, the last month's rent, a security deposit equal to one month's rent, and the cost of a new key and lock. Nothing more. (M.G.L. c. 186, §15B(1)(b))
When must a deposit be returned in Massachusetts?
The landlord must return the deposit, or what is left of it, within 30 days after the occupancy ends. Only unpaid rent, certain agreed tax increases and damage beyond normal wear may be deducted, with a sworn itemized list given within the same 30 days. (M.G.L. c. 186, §15B(4))
What notice is required for late rent in Massachusetts?
If you do not pay rent, the landlord may end the tenancy with a written 14-day notice to quit. Under a written lease, you can prevent the termination by paying all rent due, with interest and costs, on or before the day your answer is due in the eviction case. (M.G.L. c. 186, §11)
How much notice ends a month-to-month rental in Massachusetts?
If you rent without a fixed-term lease (a tenancy at will) and pay monthly, either party may end the tenancy with written notice equal to the interval between rent days or 30 days, whichever is longer. If rent is paid every three months or more, the notice is three months. (M.G.L. c. 186, §12)
Are there limits on late fees in Massachusetts?
No lease may charge you interest or a penalty for late rent until the rent is 30 days overdue. (M.G.L. c. 186, §15B(1)(c))
A summary of state law, not legal advice. Cities may have additional rules.
Pending
What is left to verify
We have not yet verified these Massachusetts rules in the law with their citation, so we do not show them. If you need them today, ask for free legal aid.
- How much notice before a rent increase? Not verified yet
- Protection related to immigration status Not verified yet