Massachusetts security deposit rules
Massachusetts limits security deposits to 1 month's rent (security deposit); landlord may also collect first month, last month, and lock/key cost but nothing else up front. The deposit must be returned 30 days after termination of occupancy (tenancy at will) or end of the tenancy specified in a written lease; itemized sworn statement of damages required if deductions taken. Massachusetts is one of the states that requires interest on the deposit.
What the law requires
1 month's rent (security deposit); landlord may also collect first month, last month, and lock/key cost but nothing else up front. Returned 30 days after termination of occupancy (tenancy at will) or end of the tenancy specified in a written lease; itemized sworn statement of damages required if deductions taken. Statute text read verbatim on FindLaw mirror (current as of Jan 1, 2025); official malegislature.gov and mass.gov refused connections from this environment. § 15B(3)(b): deposit held one year or longer earns 5% per year (or the lesser rate actually paid by the bank), credited annually. Last month's rent also earns 5% interest. Deposit must be held in a separate interest-bearing MA bank account with receipt to tenant within 30 days; written statement of condition within 10 days of move-in. Treble damages for violations (§ 15B(7)). 2024-2026 changes: Affordable Homes Act (Aug 2024) and FY2026 budget (Acts of 2025 c. 9 §§ 54-55, eff. Aug 1, 2025) added an optional fee-in-lieu-of-security-deposit framework pending EOHLC regulations (secondary sources: MassLandlords, search summaries); the 1-month cap, 5% interest and 30-day return are unchanged. Separate 2025 law (eff. Aug 1, 2025) bars passing landlord-hired broker fees to tenants.
- Deductions: unpaid rent and damage beyond normal wear and tear, itemised in writing. Cleaning and repainting after ordinary use are normal wear in most states.
- Deadline: the 30-day clock usually starts when the tenant moves out and, in many states, when a forwarding address is provided. Missing it typically forfeits the landlord’s right to keep any of the deposit and can add statutory damages.
- Pets: Pet deposits are not permitted: M.G.L. c. 186 § 15B(1)(b) limits upfront charges to first month's rent, last month's rent, a security deposit of not more than one month's rent, and the cost of a new lock/key.
- Interest: Massachusetts requires interest on the deposit. The deposit interest calculator applies the rate and thresholds.
Move-out checklist
- Give written notice of the move-out date and a forwarding address; many deadlines only start when the landlord has the address.
- Photograph every room after cleaning, with a timestamp. Request a joint inspection where the state allows one.
- If the deadline passes, send a written demand citing M.G.L. c. 186 § 15B(1)(b), (3)(b), (4). Small-claims court handles deposit disputes in every state and most cap the claim well above a typical deposit.
Related Massachusetts rules
- Late fees: No statutory cap on the amount, but no interest or penalty for late rent may be imposed until rent is 30 days overdue (M.G.L. c. 186 § 15B(1)(c)). Late fee calculator.
- Notice to end a tenancy: Tenancy at will: written notice equal to the interval between rent payments or 30 days, whichever is longer (3 months' notice if rent is payable at intervals of 3 months or more). Applies to both landlord and tenant. Notice calculator.
- All rules on one page: Massachusetts landlord and tenant law.
Frequently asked questions
How much can a landlord charge for a security deposit in Massachusetts?
1 month's rent (security deposit); landlord may also collect first month, last month, and lock/key cost but nothing else up front. Statute text read verbatim on FindLaw mirror (current as of Jan 1, 2025); official malegislature.gov and mass.gov refused connections from this environment. § 15B(3)(b): deposit held one year or longer earns 5% per year (or the lesser rate actually paid by the bank), credited annually. Last month's rent also earns 5% interest. Deposit must be held in a separate interest-bearing MA bank account with receipt to tenant within 30 days; written statement of condition within 10 days of move-in. Treble damages for violations (§ 15B(7)). 2024-2026 changes: Affordable Homes Act (Aug 2024) and FY2026 budget (Acts of 2025 c. 9 §§ 54-55, eff. Aug 1, 2025) added an optional fee-in-lieu-of-security-deposit framework pending EOHLC regulations (secondary sources: MassLandlords, search summaries); the 1-month cap, 5% interest and 30-day return are unchanged. Separate 2025 law (eff. Aug 1, 2025) bars passing landlord-hired broker fees to tenants.
How long does a landlord have to return a security deposit in Massachusetts?
30 days after termination of occupancy (tenancy at will) or end of the tenancy specified in a written lease; itemized sworn statement of damages required if deductions taken. The statute is M.G.L. c. 186 § 15B(1)(b), (3)(b), (4).
Does a Massachusetts landlord have to pay interest on the security deposit?
Yes, in the circumstances set out in M.G.L. c. 186 § 15B(1)(b), (3)(b), (4). See the Massachusetts deposit interest calculator for the rate and the rules.
Are pet deposits limited in Massachusetts?
Pet deposits are not permitted: M.G.L. c. 186 § 15B(1)(b) limits upfront charges to first month's rent, last month's rent, a security deposit of not more than one month's rent, and the cost of a new lock/key.