Massachusetts Tenant Rights and Landlord Laws: Responsibilities

Reviewed October 12, 2026. Massachusetts rental rules come from state statutes, regulations, and court procedures; Boston and other municipalities may add local requirements. This guide is a plain-language starting point, not legal advice. Check the linked official sources for current details and consult qualified counsel about a specific dispute or lease.

Massachusetts renters’ rights at a glance

• Safe housing: Landlords must maintain rental housing that meets the State Sanitary Code and honor applicable lease obligations. Report repair concerns in writing and keep a copy. See 105 CMR 410.
• Rent and lease terms: Read the lease for rent amount, due dates, utility responsibilities, renewal and notice terms. For a tenancy at will, the notice period to end the tenancy is generally the longer of 30 days or one rental period before the next rent payment; special facts can affect the analysis. Review the Attorney General’s 2025 guide.
• Up-front payments and deposits: Massachusetts generally limits move-in charges to first month’s rent, last month’s rent, a security deposit up to one month’s rent, and the actual cost of changing a lock and key. Separate rules govern receipts, bank accounts, interest, and deductions. See the state’s security deposit and last month’s rent guide.
• Broker fees: Since August 1, 2025, the party who hires the rental broker pays that broker. A landlord cannot require a renter to pay a broker hired by the landlord. See the official broker-fee FAQ.
• Entry and privacy: A landlord may enter only in circumstances permitted by law and the tenancy. The Attorney General’s guide describes advance arrangements for ordinary inspections, repairs, and showings, along with limited exceptions such as emergencies.
• Fair housing: Housing decisions and rental practices must follow state and federal fair-housing laws. The Attorney General’s guide links to protections and complaint resources. Apply written, consistent criteria and seek advice before taking action based on a protected status or accommodation request.
• Eviction process: A notice to quit is not itself a court order to move. A landlord generally must use the court’s summary-process procedure to obtain possession. Tenants should read court papers promptly and seek legal help. See the state’s Tenants’ Guide to Eviction.
• Eviction record sealing: Since May 5, 2025, eligible tenants can petition under Massachusetts’ new process. Eligibility and waiting periods vary by case type and outcome. See the Trial Court sealing instructions and Chapter 150 of the Acts of 2024.

Before signing a lease

Confirm the rent, term, payment method, included utilities, maintenance contacts, entry arrangements, and renewal or termination terms. Keep the signed agreement and any written amendments. Ask for required receipts and notices for any last month’s rent or security deposit. Do not pay a landlord-hired broker fee as a condition of renting after the broker-fee law’s effective date; check the state FAQ for details.

When repairs or habitability problems arise

Describe the condition, location, and date in a dated written notice, and save photographs and replies. For an urgent hazard, contact emergency services when appropriate and use the property’s emergency reporting process. State housing standards are in 105 CMR 410. The correct remedy can depend on the condition and facts, so get legal advice before withholding rent, making repairs and deducting costs, or ending a tenancy.

Security deposits and last month’s rent

These payments are governed by detailed statutory requirements. A security deposit must be handled separately under state rules, and allowable deductions are limited. Keep the receipt, statement of condition, account information, and any notices. Landlords should follow the statute closely; tenants can compare their paperwork with the state’s official overview.

For more detail on records and permitted deductions, see our Massachusetts security deposit guide.

If a landlord seeks to end a tenancy

Read every notice and court document carefully, note all deadlines, and do not ignore a summons. The process and available defenses depend on the reason for termination and the case history. The state provides a tenant eviction guide and information on Massachusetts eviction law. Tenants may also contact local legal aid or a housing court service center.

For landlords and property managers

Keep a current lease, accurate move-in payment records, written maintenance logs, fair-housing procedures, and consistent screening criteria. Review broker-fee rules, deposit handling, sanitary-code duties, city registration, and court notices with qualified Massachusetts counsel. Green Ocean provides rental property management and management consultations; legal advice is outside property-management services.

Official Massachusetts resources

• Attorney General’s 2025 Guide to Landlord and Tenant Rights
• Massachusetts law about landlord and tenant
• Security deposits and last month’s rent
• Sealing eviction court records
• State Sanitary Code, 105 CMR 410

For general educational purposes only; not legal advice. Laws and procedures can change, and outcomes depend on the facts. Consult a licensed Massachusetts attorney or the relevant government office for advice about a specific situation.