How much can a landlord charge for a security deposit in Massachusetts?

Security deposit may not exceed one month's rent. (Mass. Gen. Laws ch. 186, § 15B) The deposit must be accounted for within 30 days after the tenancy ends (Mass. Gen. Laws ch. 186, § 15B).

Is there a limit on late fees in Massachusetts?

Massachusetts sets no dollar cap, but no late fee may be charged until rent is 30 days overdue. (Mass. Gen. Laws ch. 186, § 15B(1)(c))

How much notice must a landlord give before entering a rental in Massachusetts?

Massachusetts limits entry to specific statutory purposes rather than setting a notice-hours rule; Landy's lease sets a notice period by agreement. That agreed period is 24 hours.

How do you end a month-to-month tenancy in Massachusetts?

Either party must give at least 30 days' notice, or one full rental period, whichever is longer. (Mass. Gen. Laws ch. 186, § 12)

What happens if a tenant does not pay rent in Massachusetts?

Tenant has 14 days to pay rent or vacate before the landlord may file summary process. (Mass. Gen. Laws ch. 186, § 11) The case is filed as a summary process in Housing Court or District Court. A landlord may never change the locks or remove a tenant's belongings without a court order.

Does a residential lease have to be in writing in Massachusetts?

A written lease is not always legally required, but it is what makes the terms enforceable and provable. A written lease is the practical way to document rent, deposits, and each party's obligations. Landy builds a lease specific to Massachusetts with the statutory citations printed in it.

Massachusetts Residential Lease Agreement

A lease that works in the Commonwealth of Massachusetts has to respect Massachusetts landlord-tenant law: a security deposit capped at one month's rent, accounted for within 30 days of move-out, and no statutory ceiling on late fees. Below is every number that governs a Massachusetts tenancy, with the statute it comes from.

Read the whole lease before you pay. $14.99 to download, or three for $29.

Massachusetts rental law at a glance

Each row is the rule Landy applies when it builds a Massachusetts lease. The citation is printed in the finished document too, so a tenant can check it.

Massachusetts landlord-tenant rules with statutory citations
Rule	Massachusetts	Citation
Security deposit limit	one month's rentSecurity deposit may not exceed one month's rent.	Mass. Gen. Laws ch. 186, § 15B
Deposit return deadline	30 daysLandlord must return the deposit with interest, or an itemized list of damages, within 30 days after the tenancy ends.	Mass. Gen. Laws ch. 186, § 15B
Interest on deposits	RequiredMassachusetts requires 5% annual interest, or the actual interest earned, on deposits held a year or more.	Mass. Gen. Laws ch. 186, § 15B(3)(b)
Late fee limit	No statutory limitMassachusetts sets no dollar cap, but no late fee may be charged until rent is 30 days overdue.	Mass. Gen. Laws ch. 186, § 15B(1)(c)
Grace period before rent is late	30 daysNo late fee or interest may be charged until rent is 30 days past due.	Mass. Gen. Laws ch. 186, § 15B(1)(c)
Notice to pay or quit	14 daysTenant has 14 days to pay rent or vacate before the landlord may file summary process.	Mass. Gen. Laws ch. 186, § 11
Time to cure a lease violation	30 daysTenant generally receives a 30-day notice to quit for a lease violation in a tenancy at will.	Mass. Gen. Laws ch. 186, § 12
Ending a month-to-month tenancy	30 days' noticeEither party must give at least 30 days' notice, or one full rental period, whichever is longer.	Mass. Gen. Laws ch. 186, § 12
Notice before landlord entry	No statute — Landy's lease sets 24 hours by agreementMassachusetts limits entry to specific statutory purposes rather than setting a notice-hours rule; Landy's lease sets a notice period by agreement.	Mass. Gen. Laws ch. 186, § 15B(1)(a)

Disclosures a Massachusetts lease must carry

Missing a required disclosure is the most common way an otherwise fine lease creates a problem. Landy adds these automatically, plus any that apply only to your specific property.

Lead-Based Paint Disclosure
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, landlords must disclose the presence of known lead-based paint and lead-based paint hazards in the dwelling, provide any available records and reports to the tenant, and give the tenant the EPA-approved pamphlet "Protect Your Family From Lead In Your Home." Tenant acknowledges receipt of this information by signing below.
42 U.S.C. § 4852d; 24 C.F.R. Part 35; 40 C.F.R. Part 745 · applies to housing built before 1978
Massachusetts Lead Law Notification
Massachusetts law requires owners of housing built before 1978 in which a child under six resides to remove or cover lead paint hazards. Landlord has provided Tenant with the Tenant Lead Law Notification and Certification form.
Mass. Gen. Laws ch. 111, § 197A · applies to housing built before 1978
Insurance Disclosure
Landlord discloses the name of the insurance company and policy number covering the dwelling, and Tenant's right to notify the insurer of a claim.
Mass. Gen. Laws ch. 186, § 21

If things go wrong in Massachusetts

Where eviction is filed

Housing Court or District Court, as a summary process.

Governing law

Cited from the Massachusetts General Laws.

Never self-help

Changing locks, removing belongings, or shutting off utilities to force a tenant out is unlawful. A court order is the only route.

Massachusetts lease questions, answered

How much can a landlord charge for a security deposit in Massachusetts?: Security deposit may not exceed one month's rent. (Mass. Gen. Laws ch. 186, § 15B) The deposit must be accounted for within 30 days after the tenancy ends (Mass. Gen. Laws ch. 186, § 15B).
Is there a limit on late fees in Massachusetts?: Massachusetts sets no dollar cap, but no late fee may be charged until rent is 30 days overdue. (Mass. Gen. Laws ch. 186, § 15B(1)(c))
How much notice must a landlord give before entering a rental in Massachusetts?: Massachusetts limits entry to specific statutory purposes rather than setting a notice-hours rule; Landy's lease sets a notice period by agreement. That agreed period is 24 hours.
How do you end a month-to-month tenancy in Massachusetts?: Either party must give at least 30 days' notice, or one full rental period, whichever is longer. (Mass. Gen. Laws ch. 186, § 12)
What happens if a tenant does not pay rent in Massachusetts?: Tenant has 14 days to pay rent or vacate before the landlord may file summary process. (Mass. Gen. Laws ch. 186, § 11) The case is filed as a summary process in Housing Court or District Court. A landlord may never change the locks or remove a tenant's belongings without a court order.
Does a residential lease have to be in writing in Massachusetts?: A written lease is not always legally required, but it is what makes the terms enforceable and provable. A written lease is the practical way to document rent, deposits, and each party's obligations. Landy builds a lease specific to Massachusetts with the statutory citations printed in it.

Build a Massachusetts lease with these rules already in it.

Answer questions in plain English. Landy writes the Massachusetts lease around your answers, applies every limit above, and shows you the finished document before you decide to pay.

Lease laws in other states

This page summarizes Massachusetts law for general information and is not legal advice. Landy is a self-help document service, not a law firm. Cities and counties may impose additional requirements, and statutes change. Have a licensed Massachusetts attorney review your lease before you rely on it.