Massachusetts Landlord Tenant Law and Regulations

Massachusetts Landlord-Tenant Law: An Overview for Self-Managing Landlords & Property Managers

Massachusetts is an increasingly challenging place for landlords. The state has detailed regulations that protect tenants, including strict lease law and eviction procedures. Landlords need to be familiar with all Massachusetts landlord-tenant laws to ensure their rental business runs smoothly and legally. 

This article provides an overview of key Massachusetts lease laws in 2026, including tenant screening laws, lease requirements, rent payment information, and eviction procedures. It also addresses some frequently asked questions by Massachusetts landlords. 

Read on to stay informed, or create a free account to access the Massachusetts landlord forms you need. 

Massachusetts Tenant Screening Laws and Rental Application Fees 

Massachusetts has strict regulations on screening procedures and rental applications. Landlords need to be familiar with these laws before filling a rental unit vacancy. 

Perhaps most notably, most Massachusetts landlords may not charge an application fee. In the Commonwealth of Massachusetts, only licensed real estate brokers or real estate agents can charge a rental application fee. 

Landlords may run screening and background checks, but they cannot charge a fee for these reports. When doing tenant screening: 

1. Get written consent BEFORE running a credit or background check 
2. Apply screening criteria consistently to avoid violations of fair housing laws 
3. Have documentation of your screening reports and screening process

Massachusetts Fair Housing Laws for Landlords 

When screening tenants and managing a rental unit, landlords must comply with all state and federal fair housing laws. In Massachusetts, this means not discriminating against applicants based on: 

• Race, color, or national origin 
• Religion 
• Gender, sexual orientation, or gender identity 
• Familial status 
• Marital Status
• Age
• Ancestry 
• Disabilities 
• Military or veteran status 
• Receipt of public assistance – for example, Section 8 

Massachusetts Lease Agreement Laws & Required Disclosures 

Your Massachusetts lease should include landlord and tenant names, the property address, the lease term, rent amount, rent due date, security deposit laws, maintenance responsibilities, property rules, and landlord policies. 

In addition to basic terms, there are some required disclosures for Massachusetts lease agreements: 

1. Lead-based paint disclosure: required for properties built before 1978. 
2. Security deposit receipt: required if a landlord collects a security deposit. 
3. Move-in checklist: landlords must provide tenants with a Statement of Condition disclosure within 10 days of the start of the tenancy. 
4. Water submetering disclosure: if tenants are billed for water, landlords must disclose this in the lease agreement. 
5. Fire Insurance: Within 15 days of signing the lease, the landlord must provide tenants with the terms and conditions of the fire insurance for the rental unit. 

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Massachusetts Security Deposit Laws: Collecting, Storing, and Returning Deposits 

Property owners who collect a security deposit must comply with all statewide security deposit laws. Failure to comply with all security deposit regulations can result in fines of up to three times the amount of the deposit, plus attorneys’ fees. 

What are security deposit regulations in Massachusetts? 

Here are the key requirements that landlords need to be familiar with: 

1. The security deposit may not exceed one month’s rent. 
2. The security deposit must be held in a separate, interest-bearing account in a Massachusetts bank. 
3. Landlords must provide tenants with a security deposit receipt that includes: the amount of the deposit, the date it was received, the property it is for, and the person who received the deposit. 
4. Within 30 days of receiving the security deposit, landlords must provide tenants with the name and address of the bank where the deposit is held and the bank account number. 
5. Within 10 days of the start of the tenancy, landlords must provide tenants with a Massachusetts Statement of Condition, documenting the property’s condition. 
6. Landlords must pay the tenant interest annually on the security deposit – either 5% or the actual interest earned, whichever is lower. 

What Can a Security Deposit Be Used for in Massachusetts? 

Landlords may deduct from the security deposit for: damage beyond normal wear and tear and unpaid rent. If the lease agreement allows for it, landlords may also deduct from the security deposit to cover unpaid real estate taxes. 

Landlords may not deduct from the security deposit to cover routine maintenance, normal wear and tear, or routine cleaning costs. 

How long do Massachusetts landlords have to return the security deposit? 

Landlords must return the security deposit, along with an itemized list of deductions, within 30 days of the end of the tenancy. 

Landlords should also provide written evidence of any deductions – for example, receipts, invoices, or estimates. 

Massachusetts Rent Payment: Grace Periods, Late Fees, and Rent Increases 

There is no statewide grace period for rent payments in Massachusetts. Rent is due on the date stated in the lease agreement, and rent is considered late after that date, unless the lease provides for a grace period. 

Late fees may not be imposed until rent is at least 30 days late. 

There are no statewide rent control laws or caps on how much rent can be increased. Landlords may increase rent by any amount as long as they give an adequate Increase in Rent Notice and the increase is not retaliatory or discriminatory. 

Massachusetts Landlord and Tenant Rights and Responsibilities 

Massachusetts property owners have distinct rights and obligations. Landlords must: 

1. Maintain a safe and habitable rental unit, including maintaining the heat, plumbing systems, hot water, and electrical systems. 
2. Respect tenants’ rights to privacy, which means only entering for lawful purposes after giving adequate notice. 
3. Comply with all security deposit regulations. 
4. Comply with all notice requirements and eviction procedures. 

Massachusetts landlords who comply with all obligations have a right to lawfully screen tenants, collect rent, enter for legal reasons, evict in compliance with state laws, withhold portions of the security deposit for lawful reasons, and enforce reasonable lease terms. 

Tenants in Massachusetts have a right to a habitable home and the right to demand that repairs be completed. If a landlord fails to make necessary repairs after adequate notice, the tenant may withhold rent, repair and deduct the expense from rent, or, for serious repairs, end the tenancy. Tenants also have a right to privacy and cannot be discriminated against or retaliated against. Tenants may not be illegally evicted. 

Tenant responsibilities include paying rent on time, maintaining sanitary conditions in the rental unit, paying for damage beyond normal wear and tear, and complying with all lease terms. 

Massachusetts Eviction Procedures and Eviction Laws 

If a tenant fails to pay rent, violates the lease agreement, engages in illegal or dangerous activity, or remains in the unit after the end of the tenancy, the landlord may initiate eviction proceedings. To ensure a smooth and efficient process, landlords must comply with all procedural requirements. 

Before filing a complaint for eviction, landlords must issue proper notice. The notice periods are: 

• 14 days for nonpayment of rent: If a tenant is late with rent, landlords should issue a Massachusetts 14 Day Notice to Quit for Non-Payment of Rent, giving the tenant 14 days to get current on rent or vacate the property. 
• 30 days for lease violations: If the tenant violates the lease for reasons other than non-payment of rent, landlords should issue a Massachusetts 30-Day Notice to Quit, giving the tenant 30 days to either cure the lease violation or vacate the property. 
• 7 days for serious violations: For more serious lease violations that involve dangerous or illegal activity, landlords may issue a 7-day notice to quit. 

After providing tenants with adequate notice, the landlord may file a complaint for eviction. Landlords should never engage in self-help evictions by doing things like changing the locks, shutting off utilities, or removing a tenant’s personal property. 

Given the complexity of eviction laws in Massachusetts, it’s always a good idea to consult with a local attorney if you need to evict a tenant. 

Massachusetts Landlord-Tenant Laws FAQs (Guide for 2026)

How much notice must Massachusetts landlords give before entering a rental unit? 

Massachusetts does not have a set notice requirement for landlord entry. However, landlords may only enter for lawful reasons, during reasonable times, and after giving reasonable notice. 

Legitimate reasons for entry include: 

• Repairs
• Inspections
• Maintenance 
• Emergencies (no notice required) 
• Showing the unit to potential tenants or buyers 

Reasonable hours are generally considered daytime or business hours. 24 hours’ notice is generally considered reasonable, but it’s always a good idea to give as much notice of entry as possible. 

Some lease agreements include specific requirements for notice of entry or entry hours, so it’s important to review your rental agreement before entering an occupied rental unit. 

How should landlords deal with abandoned property in Massachusetts? 

If a tenant seems to have abandoned a rental unit and left property behind, there are some specific steps that landlords should follow. Landlords should attempt to contact the tenant using known contact information, any known forwarding addresses, or using emergency contact information. 

Landlords should also document the condition of the rental unit, inventory property that was left behind, provide an abandoned property notice to known addresses, and store the property for a reasonable period. 

Are there statewide rent control laws in Massachusetts? 

There are no statewide rent control laws in Massachusetts. In 1994, the state ended rent control laws that previously existed in cities throughout the state. While there are some current efforts to reinstate rent control laws, there are currently no caps on rent increases. 

Landlords may increase rent by any amount after providing adequate notice.