Laws by state / Massachusetts

Massachusetts landlord and tenant rules

The figures that decide most disputes between Massachusetts landlords and tenants, each with a calculator and the statute behind it.

Verified against the statutes 2026-10-22By RentByState Research
RuleMassachusettsStatuteTool
Maximum security deposit1 month's rent (security deposit); landlord may also collect first month, last month, and lock/key cost but nothing else up frontM.G.L. c. 186 § 15B(1)(b), (3)(b), (4)Deposit rules
Deposit return deadline30 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 takenM.G.L. c. 186 § 15B(1)(b), (3)(b), (4)Deposit rules
Interest on the depositRequiredM.G.L. c. 186 § 15B(1)(b), (3)(b), (4)Massachusetts interest calculator
Maximum late feeNo statutory cap after a 30-day grace periodM.G.L. c. 186 § 15B(1)(c)Late fee calculator
Landlord notice, month-to-month30 daysM.G.L. c. 186 § 11 (written lease, 14-day notice to quit for nonpayment); § 12 (tenancy at will: termination notice and 14-day notice for nonpayment)Notice calculator
Tenant notice, month-to-month30 daysM.G.L. c. 186 § 11 (written lease, 14-day notice to quit for nonpayment); § 12 (tenancy at will: termination notice and 14-day notice for nonpayment)Notice calculator
Rent increase notice30 daysM.G.L. c. 186 § 11 (written lease, 14-day notice to quit for nonpayment); § 12 (tenancy at will: termination notice and 14-day notice for nonpayment)Notice calculator
Pay-or-quit notice14 daysM.G.L. c. 186 § 11 (written lease, 14-day notice to quit for nonpayment); § 12 (tenancy at will: termination notice and 14-day notice for nonpayment)Notice calculator
Rent increase capNone statewide

Security deposits in Massachusetts

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. 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. Full deposit rules and move-out checklist.

Late fees in Massachusetts

Massachusetts sets no statutory cap on late fees. The amount is whatever the lease says, subject to the general rule that it must not be an unconscionable penalty. Rent must be at least 30 days late before any fee may be charged. Calculate the maximum fee.

Notice periods in Massachusetts

A Massachusetts landlord must give 30 days’ written notice to end a month-to-month tenancy, and the tenant must give the same. A rent increase needs 30 days’ notice. For nonpayment, the landlord must serve a 14-day notice to pay or quit before filing for eviction. Calculate the effective date of a notice.

Deposit interest in Massachusetts

Sources

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.

What is the maximum late fee for rent in Massachusetts?

There is no statutory maximum in Massachusetts. 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)). The most common lease figure nationally is 5% of monthly rent, and courts in no-cap states generally accept fees in that range while rejecting ones that look like penalties.

How much notice does a landlord have to give a tenant to move out in Massachusetts?

30 days’ written notice for a month-to-month 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.

How long is a pay-or-quit notice in Massachusetts?

14 days. The tenant can stop the eviction by paying the full amount within that time.

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