Massachusetts landlord-tenant laws.
Notable Massachusetts quirk
The § 15B deposit statute is all-or-nothing: separate interest-bearing Massachusetts bank account, receipts, statement of condition, and 5% interest on both the deposit and last month's rent — violations mean treble damages plus attorney's fees, and tenants cannot waive it (§ 15B(8)). No late fee or interest until rent is 30 days overdue.
Massachusetts landlord law FAQ
What can I collect from a tenant at move-in in Massachusetts?
Only four things: first month's rent, last month's rent at the same rate, a security deposit of no more than one month's rent, and the cost of a new lock and key (§ 15B(1)(b)). Nothing else may be required up front — and taking last month's rent obligates you to a receipt and 5% annual interest (or the bank's actual rate) on it (§ 15B(2)(a)).
What are the rules for holding a security deposit in Massachusetts?
The deposit must sit in a separate, interest-bearing account in a Massachusetts bank, beyond the claim of creditors, with a receipt showing the bank's name, location, amount, and account number given within 30 days (§ 15B(3)(a)). You must also give a deposit receipt (§ 15B(2)(b)) and a statement of condition within 10 days of move-in (§ 15B(2)(c)), and the deposit earns 5% per year or the bank's actual rate (§ 15B(3)(b)).
How long do I have to return a security deposit in Massachusetts?
30 days after the termination of occupancy, with itemized deductions (§ 15B(4)). Missing the deadline, failing to escrow, or other § 15B(6) violations cost three times the deposit plus 5% interest, court costs, and attorney's fees (§ 15B(7)) — and tenants cannot waive any of it (§ 15B(8)).
Can I charge a late fee in Massachusetts?
Not until rent is 30 days overdue — no lease may impose any interest or penalty before then (§ 15B(1)(c)). That does not delay eviction: a 14-day notice to quit for nonpayment can issue as soon as rent is unpaid (§ 12 for tenancies at will, with a 10-day cure right if it is the tenant's first such notice in 12 months).
How much notice before entering a rental in Massachusetts?
No statute sets a notice period. Instead, § 15B(1)(a) limits what an entry clause may allow: inspecting, making repairs, showing the unit to prospective tenants or purchasers, entry under court order, apparent abandonment, or a damage inspection in the last 30 days of tenancy. Giving reasonable advance notice is standard practice, not a statutory number.
How much can a landlord charge for late rent in Massachusetts?
Cannot charge until rent is 30 days overdue. Grace period: None statutory — no late fee or interest until rent is 30 days overdue (§ 15B(1)(c)), but a 14-day nonpayment notice to quit can issue immediately (§ 12). Late fee terms should always be written into the lease.
What is the security deposit limit in Massachusetts?
1 month's rent. The deposit must be returned within 30 days after move-out.
How much notice does a landlord need to enter a rental in Massachusetts?
None statutory — reasonable notice is practice, not law.
Is there rent control in Massachusetts?
Prohibited statewide (Mass. Gen. Laws ch. 40P).
Sources
Summarized from public statutes, state bar guides, and provincial residential tenancy acts. Last reviewed 2026-07-17. Deposit statute: Mass. Gen. Laws ch. 186, § 15B. Late fee statute: Mass. Gen. Laws ch. 186, § 15B(1)(c) (no interest or penalty until rent is 30 days overdue).
- Mass. Gen. Laws ch. 186, § 15B (deposits, late fees, entry)
- Mass. Gen. Laws ch. 186, § 12 (notice to quit)
- Mass. Gen. Laws ch. 218, § 21 (small claims)
- Mass. Gen. Laws ch. 40P (rent control prohibition)
This page is general information, not legal advice. Consult a local attorney for your specific situation.