Massachusetts (MA) law guide
Quick answer
Massachusetts caps security deposits at 1 month's rent and requires landlords to return them within 30 days of move-out. There is no statewide rent control, and landlords must give at least 30 days' notice before raising rent on a month-to-month tenancy. To evict for nonpayment, landlords must first serve a 14-day notice to quit.
Security deposit limit
1 month's rent
Deposit return deadline
30 days after move-out
Statewide rent control
None
Nonpayment eviction notice
14-day notice to quit
Massachusetts rental market snapshot
Population
7.0 million
Renter households
37%
Median rent
$2,883/mo (2BR)
Largest rental markets
Boston, Worcester, Springfield, Cambridge, Lowell
Massachusetts is one of the most expensive rental markets in the US, with Boston 2BR apartments averaging over $3,400 per month. Tight vacancy rates in Greater Boston give tenants limited negotiating power.
Massachusetts landlords may charge no more than 1 month's rent as a security deposit (MGL Ch. 186, Sec. 15B). Landlords may also collect first and last month's rent plus a lock and key fee, but the deposit itself cannot exceed that one-month cap.
The deposit must be held in a separate, interest-bearing Massachusetts bank account. Landlords must return the balance within 30 days of move-out along with any accrued interest, or they forfeit the right to keep any portion of it.
Massachusetts has no statewide rent control law. Landlords may raise rent to any amount, but must give a month-to-month tenant at least 30 days' written notice before the increase takes effect. Fixed-term leases lock the rent until the lease ends.
There is no state-mandated late fee cap or grace period, but many leases include a 30-day grace period by custom. A 2026 statewide rent-control ballot initiative is pending; no law has passed as of this writing.
To evict for nonpayment, a landlord must serve a written 14-day notice to quit. Since April 2023, that notice must also include a form detailing available rental assistance programs (MGL Ch. 186, Sec. 31).
For no-fault terminations of a month-to-month tenancy, the landlord must give 30 days' notice matching the rental period. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal and expose the landlord to triple damages.
Landlords must give at least 24 hours' advance notice before entering a rental unit for non-emergency purposes. Emergency entry (fire, flood, burst pipe) does not require prior notice.
Massachusetts landlords are required to begin repairs within 5 days of written notice and substantially complete them within 14 days. Failure to repair after proper notice can allow tenants to withhold rent, repair-and-deduct, or terminate the lease.
Massachusetts landlords must maintain units in compliance with the State Sanitary Code, which covers heat (minimum 68 degrees F from September 15 to June 15), hot water, plumbing, structural safety, and pest control. This is a non-waivable obligation.
Retaliation against a tenant for reporting code violations, joining a tenant organization, or exercising any legal right is illegal. Courts presume retaliation if a landlord raises rent or starts eviction within 6 months of a tenant's protected activity.
Massachusetts fair housing law (MGL Ch. 151B) prohibits discrimination based on race, color, national origin, sex, disability, familial status, religion, age, ancestry, sexual orientation, gender identity, source of income, and marital status. Source-of-income protection means landlords generally cannot refuse Section 8 vouchers.
Tenants may break a lease without penalty for documented domestic violence, sexual assault, or stalking. Otherwise, early termination typically requires landlord consent or paying rent until a replacement tenant is found. Small claims court handles disputes up to $7,500.
This guide is general information, not legal advice. Governing statute: Massachusetts General Laws Chapter 186. Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Massachusetts FAQ
No more than **1 month's rent**. Landlords can also collect first and last month's rent separately, but the security deposit itself is capped at one month's rent under MGL Ch. 186, Sec. 15B.
No, there is **no statewide rent control** in Massachusetts. A ballot initiative proposing caps tied to inflation is being debated for November 2026, but no law has passed. Landlords must give at least 30 days' notice before raising rent on a month-to-month tenancy.
At least **24 hours' advance notice** is required for non-emergency entry. In a genuine emergency, a landlord may enter without prior notice.
**30 days** after the tenant vacates. The landlord must return the deposit with interest and an itemized statement of any deductions. Missing this deadline means the landlord forfeits the right to keep any portion of the deposit.
The minimum timeline starts with a **14-day notice to quit** for nonpayment, followed by filing a summary process action and waiting for a court date, typically adding several more weeks. The full process commonly takes **4 to 8 weeks** from notice to court-ordered removal, and longer if the tenant contests.
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