Massachusetts Landlord-Tenant Law

Maximum deposit

Landlords may collect a security deposit of no more than one month's rent, and up front may charge only first month's rent, last month's rent, that deposit and the cost of a new lock and key (M.G.L. c. 186, § 15B(1)(b)). (M.G.L. c. 186, § 15B(1)(b), (d))

• In effect since August 1, 2025.
• Before August 1, 2025: Same one-month deposit cap; the up-front payment limit applied to the lessor only, not the lessor's agent.

Return deadline

Landlords must return the deposit, with interest and less lawful deductions, within 30 days after a tenancy at will ends or the written lease term ends (M.G.L. c. 186, § 15B(4)). (M.G.L. c. 186, § 15B(4), (6)(e))

Itemized deductions

To deduct for damage, the landlord must give the tenant within 30 days a sworn, itemized list of damages with written evidence of repair costs such as estimates or receipts (M.G.L. c. 186, § 15B(4)(iii)). (M.G.L. c. 186, § 15B(4)(iii), (6)(b))

Interest on deposits

Landlords must hold the deposit in a separate interest-bearing Massachusetts bank account and pay the tenant 5% a year, or the lower rate the bank paid, each year and at the end of the tenancy (M.G.L. c. 186, § 15B(3)). (M.G.L. c. 186, § 15B(2)(a), (3))

Penalty for wrongful withholding

A landlord who fails to escrow the deposit or return it within 30 days owes three times the amount due plus 5% interest, costs and attorney's fees (M.G.L. c. 186, § 15B(6)-(7)). (M.G.L. c. 186, § 15B(6)-(7))

Late-fee limit

Massachusetts sets no maximum late-fee amount, but no interest or penalty may be charged until rent is 30 days late (M.G.L. c. 186, § 15B(1)(c)). (M.G.L. c. 186, § 15B(1)(c) (timing only; no amount cap))

Grace period

No lease may charge interest or a penalty for late rent until 30 days after the rent was due (M.G.L. c. 186, § 15B(1)(c)). (M.G.L. c. 186, § 15B(1)(c))

Massachusetts sets no notice period for entry but restricts its purposes: a lease may allow entry only to inspect, make repairs or show the unit, plus entry under court order, after apparent abandonment, or to assess deposit damage in the last 30 days of the tenancy (M.G.L. c. 186, § 15B(1)(a)). (M.G.L. c. 186, § 15B(1)(a))

Either party can end a Massachusetts tenancy at will with written notice at least as long as the rental period or 30 days, whichever is longer, so a monthly tenancy needs a full rental period's notice ending on a rent day (M.G.L. c. 186, § 12). (M.G.L. c. 186, § 12)

No Massachusetts statute sets a separate rent-increase notice period; for a tenancy at will, raise rent with the same written notice used to end it, the longer of 30 days or one rental period before a rent day (M.G.L. c. 186, § 12). (M.G.L. c. 186, § 12)

Massachusetts has no rent control, and state law bars cities and towns from enacting or enforcing rent control on private housing except under narrow voluntary, compensated terms (M.G.L. c. 40P, §§ 3-4). (M.G.L. c. 40P, § 4, M.G.L. c. 40P, § 3)

Before signing a lease for pre-1978 housing, give the Tenant Lead Law Notification and certification, any lead inspection report or letter of compliance or interim control, and the federal lead disclosure; if you take a security deposit or last month's rent, give a signed receipt and, for a deposit, a written statement of condition within 10 days (M.G.L. c. 111, § 197A(d); c. 186, § 15B(2)). (M.G.L. c. 111, § 197A, M.G.L. c. 186, § 15B, 40 CFR 745.107)

• Lead-based paint disclosure, lead warning statement and EPA pamphlet (Housing built before 1978 (unless exempt under 40 CFR 745.101)) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F (§ 745.107)
• Tenant Lead Law Notification form and brochure, the most recent lead inspection report, letter of interim control, letter of compliance or abatement plan, and two copies of the tenant certification (Before entering into a tenancy agreement) — M.G.L. c. 111, § 197A(d)
• Signed receipt for a security deposit (amount, date, recipient, landlord's name, description of the premises) and receipt for last month's rent with the interest statement (At the time the deposit or last month's rent is received) — M.G.L. c. 186, § 15B(2)(a)-(b)
• Separate written statement of the present condition of the premises, with the statutory notice to the tenant (When a security deposit is taken: on receipt of the deposit or within 10 days after the tenancy starts, whichever is later) — M.G.L. c. 186, § 15B(2)(c)

Unpaid rent

For unpaid rent, serve a written 14-day notice to quit; a tenant at will who has not had such a notice in the past 12 months can stop the termination by paying in full within 10 days (and the notice must say so), and a tenant under a lease can cure by paying all rent, interest and costs by the answer date (M.G.L. c. 186, §§ 11, 12). (M.G.L. c. 186, § 11, M.G.L. c. 186, § 12)

Lease violations

No Massachusetts statute sets a notice period or cure right for lease violations, so the notice to quit follows the lease's own termination clause, and a tenancy at will can be ended without cause by a full rental-period (at least 30-day) notice (M.G.L. c. 186, § 12). (M.G.L. c. 186, § 12, M.G.L. c. 239, § 1, M.G.L. c. 139, § 19)