Massachusetts Landlord-Tenant Law
Know your rights as a renter in Massachusetts. This guide covers security deposits, landlord entry, rent increases, eviction protections, and more under Massachusetts law.
Legal basis: Massachusetts landlord-tenant law — Massachusetts General Laws
30
Days to Return Deposit
1 month's rent
Max Deposit
No state rule
Entry Notice
Required
Deposit Escrow
What Massachusetts law says about deposits
Maximum Deposit
1 month's rent
Return Deadline
30 days
Penalties, interest & late-fee rules under Massachusetts law
If your deposit is wrongfully or late returned
Landlord may owe triple the deposit amount plus 5% interest, court costs, and attorney fees.
Interest on your deposit is required
Annual interest at 5% or the actual bank rate, whichever is less, paid annually or deducted from rent.
Grace period
No late fee or interest until rent is 30 days overdue
Must be in the lease
Yes — a late fee is only enforceable if it is written into your lease
Your privacy protections
Required Notice Period
No state rule
No Massachusetts statute sets entry notice; your lease's terms apply
No Massachusetts statute sets how much notice a landlord must give before entering. Your lease's entry terms apply, so check what it says about notice and entry times.
No notice statute; no caps
Legal basis: No Statute
Start in 5 days, finish in 14, after inspection
Legal basis: M.G.L. c. 111 § 127L; c. 239 § 8A; 105 CMR 410
6 months protected
Legal basis: MGL c.186 § 18
Written notice; leave within 3 months
Legal basis: MGL c.186 § 24
Self-help illegal
Legal basis: MGL c.186 § 14
Important facts about Massachusetts rental law
Massachusetts limits security deposits to 1 month's rent.
Massachusetts landlords must return deposits within 30 days of move-out.
Massachusetts landlords must pay yearly interest on deposits: 5%, or the lower rate their bank paid.
Massachusetts has some of the strongest tenant protection laws in the nation.
Something else? Contact our team
In Massachusetts, the security deposit limit is 1 month's rent.
Massachusetts landlords must return security deposits within 30 days after you move out.
No Massachusetts statute sets how much notice a landlord must give before entering, so your lease's entry terms apply.
Late fees in Massachusetts: No statutory cap — but effectively cannot charge late fees until rent is 30 days overdue. State law provides a 30-day grace period before a late fee can apply.
No notice statute; no caps. No Massachusetts statute sets a rent-increase notice period. A tenancy at will ends with written notice of one rental period or 30 days, whichever is longer, and that notice may offer a new tenancy at a new rent (M.G.L. c. 186 § 12). No statewide cap, and cities and towns may not have rent control (M.G.L. c. 40P). Source: No Statute.
Start in 5 days, finish in 14, after inspection. Landlord must meet the State Sanitary Code, including heat of at least 68°F by day and 64°F at night from September 15 to May 31 (105 CMR 410.180). Ask your local board of health to inspect; for emergencies like no heat, water, or electricity it orders a good-faith fix within 24 hours, and other violations within 30 days (105 CMR 410.640). After serious violations are certified and the landlord has written notice, repairs must start within 5 days and be substantially done within 14 days (M.G.L. c. 111 § 127L). If not, you may make the repairs and deduct the cost from rent, up to 4 months' rent in 12 months, or end the lease and move out (M.G.L. c. 111 § 127L). Bad conditions the landlord knew about before you fell behind are a defense to an eviction for unpaid rent (M.G.L. c. 239 § 8A). A landlord who willfully fails to provide required heat, water, or utilities owes damages or 3 months' rent, whichever is more (M.G.L. c. 186 § 14). Source: M.G.L. c. 111 § 127L; c. 239 § 8A; 105 CMR 410.
6 months protected. Strong protections. 6 month protection period. Cannot evict for complaints. Source: MGL c.186 § 18.
Written notice; leave within 3 months. A tenant whose household member is a victim of domestic violence, rape, sexual assault or stalking may end the lease with written notice within 3 months of the act. Move out within 3 months of the notice; if the landlord asks, show a protection order, a court or police record, or a qualified third party's verification. Rent can be charged for 30 days or one rental period after you move out, whichever is later. The landlord must change the locks within 2 business days on request (§ 26). Source: MGL c.186 § 24.
Self-help illegal. Self-help evictions illegal. Court process required. A landlord who cuts off required utilities or services, interferes with your quiet enjoyment, or tries to regain possession by force without court process faces a fine of $25 to $300 or up to 6 months in jail. You can recover your actual and consequential damages or three months' rent, whichever is greater, plus costs and reasonable attorney's fees (M.G.L. c. 186 § 14). Source: MGL c.186 § 14.
Massachusetts tenants have rights including security deposit protections, notice requirements for landlord entry, habitability standards, and protections against retaliation. Use Honestkey to analyze your specific lease against Massachusetts law.
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