Massachusetts Residential Lease Agreement
What Massachusetts law requires in a residential lease — the deposit cap, the return deadline, the notice to end a month-to-month tenancy, and the disclosures you have to give the tenant. Every figure is cited to the statute it comes from and dated. The free Massachusetts lease template is one click away.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
Other Massachusetts rules your lease has to live with
Beyond the deposit, Massachusetts law sets rules on entry, late fees, and repairs that apply whether or not the lease mentions them.
- Late fees. No interest or penalty for late rent may be imposed until 30 days after the rent was due; no statutory cap on amount — M.G.L. c. 186, § 15B(1)(c) (2025 ed.) ↗
- Rent increases. No specific rent-increase statute; a tenancy at will is changed/terminated by written notice equal to the rent interval or 30 days, whichever is longer (notice may include an offer of a new tenancy on different terms) — M.G.L. c. 186, § 12 (2025 ed.) ↗
- Repair and deduct. Yes: after code-certified violations and written notice, if landlord fails to start repairs within 5 days / complete within 14 days, tenant may repair and deduct up to 4 months' rent per 12 months — M.G.L. c. 111, § 127L (2025 ed.) ↗
- Habitability. Massachusetts law implies a warranty of habitability into every residential lease; a clause waiving it is unenforceable. — M.G.L. c. 239, § 8A (2025 ed.) ↗
Each point links to the Massachusetts source it was taken from. Rules change; confirm before relying on them.
What Massachusetts law requires · as of 2026
- Max security deposit
- 1 month's rent
- Deposit return deadline
- 30 days after move-out
- Notice to end month-to-month
- 30 days
Source: Mass. Gen. Laws ch. 186 §15B · verify ↗. Laws change — confirm the current rule before you rely on it.
Deposit still not back 30 days after move-out? Ask for it in writing with a Massachusetts security deposit demand letter; if that doesn’t work, the usual next step is Massachusetts small claims court.
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Required disclosures in Massachusetts
What Massachusetts law says a residential landlord has to tell the tenant, each with the statute it comes from. Federal rules and some city ordinances can add more.
Statement of condition
If a security deposit is taken, landlord must give a signed written statement of the premises' condition (with 12-point bold notice) within 10 days of tenancy start
Source: M.G.L. c. 186, § 15B(2)(c)
Security deposit receipt
Signed receipt at time of deposit showing amount, recipient name (and lessor if agent), date, and description of premises
Source: M.G.L. c. 186, § 15B(2)(b)
Bank account receipt
Within 30 days of receiving deposit, receipt with name and location of bank, amount and account number
Source: M.G.L. c. 186, § 15B(3)(a)
Last month's rent receipt
If last month's rent collected in advance, receipt stating amount, date, purpose, recipient, premises and 5% interest entitlement
Source: M.G.L. c. 186, § 15B(2)(a)
Frequently asked questions
How much security deposit can a landlord charge in Massachusetts?
In Massachusetts, the security deposit is limited to 1 month's rent, and it must be returned within 30 days after move-out (as of 2026). Source: Mass. Gen. Laws ch. 186 §15B. Confirm the current rule before you sign.
Is this lease valid in Massachusetts?
A written lease that identifies the parties, the property, the term, and the rent is generally enforceable in Massachusetts once both sides sign. What it cannot do is contract around Massachusetts law: the deposit rules, entry notice, and habitability duties below apply whether or not the lease mentions them.
Can a landlord charge late fees in Massachusetts?
No interest or penalty for late rent may be imposed until 30 days after the rent was due; no statutory cap on amount Source: M.G.L. c. 186, § 15B(1)(c) (2025 ed.).
Can a tenant repair and deduct rent in Massachusetts?
Yes: after code-certified violations and written notice, if landlord fails to start repairs within 5 days / complete within 14 days, tenant may repair and deduct up to 4 months' rent per 12 months Source: M.G.L. c. 111, § 127L (2025 ed.).
What does a landlord have to disclose in Massachusetts?
Under Massachusetts law: Statement of condition (M.G.L. c. 186, § 15B(2)(c)); Security deposit receipt (M.G.L. c. 186, § 15B(2)(b)); Bank account receipt (M.G.L. c. 186, § 15B(3)(a)); Last month's rent receipt (M.G.L. c. 186, § 15B(2)(a)). Federal and local rules can add more; each item on this page links to the law it comes from.
How does Massachusetts compare? See the security deposit limits in all 50 states, every figure cited to statute.
How Massachusetts compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Massachusetts: Mass. Gen. Laws ch. 186 §15B ↗.
- Massachusetts is one of 29 of 51 jurisdictions that cap the deposit by statute (22 set no statutory cap on the security deposit).
- Deposit return deadline
Deposit return deadline: 30 days, exactly the national median.
This is the most common figure nationally — shared by 26 other states.
Deposit return deadline in neighboring states — Connecticut (30 days), New Hampshire (30 days), New York (14 days), Rhode Island (20 days), Vermont (14 days).
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 30 days, exactly the national median.
This is the most common figure nationally — shared by 39 other states.
Notice to end a month-to-month tenancy in neighboring states — Connecticut (no statutory rule), New Hampshire (30 days), New York (30 days), Rhode Island (30 days), Vermont (30 days). Every neighboring state with a rule matches Massachusetts.
The rest of what Massachusetts requires
The figures below are Massachusetts's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Massachusetts page for that document.
- Notice for unpaid rent · as of 2026
- 14 days to pay or quit M.G.L. c. 186, §§ 11, 11A, 12 ↗
- Small claims limit · as of 2026
- $7,000 Mass. Gen. Laws c. 218 § 21; Uniform Small Claims Rules ↗
- Where you file · as of 2026
- Small Claims sessions of the District Court, Boston Municipal Court, and Housing Court · filing fee Tiered with surcharge: $40 (claims to $500), $45 ($501-$2,000), $50 ($2,001-$5,000), $150 ($5,001-$7,000) — mass.gov confirms the $40-$150 range. Mass. Gen. Laws c. 218 § 21; Uniform Small Claims Rules ↗
- Rental application fee · as of July 2026
- Application fees are prohibited Massachusetts AG advisory ↗
- Bill of sale notarization · as of 2026
- Not required Massachusetts RMV / DMV.ORG ↗
- Power of attorney signing · as of 2026
- Notarization recommended Mass. Gen. Laws ch. 190B §5-501/§5-502 ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules M.G.L. ch. 156C, § 2(9) ↗
- Recording a deed · as of 2026
- Registry of Deeds (county/district; registered (Torrens) land goes through the Land Court registry districts) · no witnesses G.L. c. 183, § 29 ↗
Lease agreement in other states
More Massachusetts legal forms
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