Massachusetts Security Deposit Laws: The Strict Rules of §15B
Detailed guide to Massachusetts security deposit law under MGL Ch. 186 §15B, covering limits, interest, Statement of Condition, and triple damages.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Rooted in the legal authority established upon the Commonwealth's statehood on February 6, 1788, Massachusetts General Laws Chapter 186, Section 15B is widely considered one of the strictest security deposit statutes in the United States. The penalties for non-compliance are severe, including the forfeiture of the entire deposit and treble (triple) damages plus attorney's fees. Under Massachusetts law, this is a strict liability statute; good faith or lack of intent is not a defense against damages.
Official Law Citation: Massachusetts General Laws Chapter 186, Section 15B.
Maximum Deposit Amount
A Massachusetts landlord can collect a maximum of one month's rent as a security deposit.
What Else Can a Landlord Collect at Move-In?
At the time of signing the lease, a landlord may collect up to four payments:
- First month's rent.
- Last month's rent (this is a separate legal instrument from the security deposit and has its own interest rules).
- Security deposit (maximum one month's rent).
- Cost of a new lock and key.
No other fees may be charged at move-in. Charging a non-refundable "pet deposit," "cleaning fee," or "move-in fee" is illegal.
Mandatory Separate, Interest-Bearing Account
The security deposit must be placed in a separate, interest-bearing bank account in a Massachusetts bank, protected from the landlord's creditors. The landlord's personal funds cannot be commingled with the tenants' deposit funds.
Required Receipt
Within 30 days of receiving the security deposit, the landlord must provide the tenant with a written receipt containing:
- The amount of the deposit.
- The name and location of the bank where it is deposited.
- The account number.
Failure to provide this receipt results in the forfeiture of the right to retain the security deposit.
The Statement of Condition
Within 10 days of the tenant moving in (or receiving the deposit, whichever is later), the landlord must provide a detailed, written Statement of Condition. This document describes the exact condition of the apartment at the start of the tenancy—every scratch, stain, and crack.
- The tenant then has 15 days to review, amend, and return the Statement of Condition.
- If the landlord fails to provide this statement within 10 days, they forfeit the right to make any deductions from the deposit for property damage.
Annual Interest Payments
The landlord must pay the tenant annual interest on the security deposit.
- Rate: 5% per year, or the actual interest rate received from the bank if the deposit is held in a separate interest-bearing account as required.
- Timing: Interest is due on the anniversary of the tenancy and may be deducted from the rent.
If the landlord fails to pay the annual interest, the tenant may deduct it from the next month's rent.
30-Day Return Deadline
Within 30 days of the termination of the tenancy (or the tenant vacating, whichever is later), the landlord must return the deposit (plus accrued interest) minus any lawful deductions.
Permissible Deductions
Deductions must be accompanied by an itemized list of damages with either actual receipts or written estimates. This list must be sworn to under the pains and penalties of perjury. Landlords may deduct for:
- Unpaid rent (not including the last month's rent if already collected).
- Damage to the unit beyond normal wear and tear, as documented by the Statement of Condition.
- Unpaid increases in real estate taxes if the tax escalation clause was part of the lease.
Failure to provide this sworn itemized list within 30 days results in the forfeiture of the right to retain any portion of the deposit.
Triple Damages Penalty
Massachusetts law imposes strict liability for specific violations of §15B. A tenant shall be awarded three times the amount of the security deposit (plus 5% interest, costs, and attorney's fees) ONLY if the landlord fails to:
- Deposit the funds in a separate, interest-bearing account in a Massachusetts bank, protected from the landlord's creditors (§ 15B(6)(a)).
- Return the deposit (or the balance thereof) to which the tenant is entitled within 30 days after the termination of the tenancy (§ 15B(6)(d)).
- Transfer the security deposit to a successor in interest (new owner) (§ 15B(6)(e)).
Other violations, such as failing to provide a receipt, the Statement of Condition, or documentation for deductions, result in the forfeiture of the right to retain the deposit. If the landlord fails to return the funds within the 30-day statutory window after such a forfeiture, they may then be subject to treble damages.
How Landager Helps
Massachusetts §15B leaves zero room for error. Landager automates the entire deposit lifecycle: generating compliant Statements of Condition at move-in, tracking the 30-day receipt deadline, calculating annual interest payments, and creating the 30-day itemized deduction letter at move-out. Protect yourself from triple damages with Landager.
Sources & Official References
Frequently Asked Questions
▶What are the Massachusetts security deposit rules and return deadlines?
Massachusetts has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
▶What are the Massachusetts landlord-tenant laws every property owner should know?
Massachusetts has a reputation as one of the most tenant-protective states in the United States. Governed primarily by Massachusetts General Laws (MGL) Chapter 186 alongside the State Sanitary Code, the Commonwealth imposes strict regulations on security deposits, eviction procedures, habitability, and-as of 2025-real estate broker fees. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the Massachusetts eviction process and how long does it take?
The Massachusetts eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Massachusetts. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Massachusetts rent increase laws and caps for landlords?
Massachusetts has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Massachusetts has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Massachusetts?
Massachusetts has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Massachusetts state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What disclosures must Massachusetts landlords provide to tenants?
Massachusetts landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
Read the complete guide▶What are the Massachusetts lease requirements for rental properties?
Massachusetts recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Massachusetts law.
Read the complete guide▶What are Massachusetts landlord maintenance obligations and habitability standards?
Massachusetts landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
Read the complete guide📬 Get notified when these laws change
We'll email you when landlord-tenant laws update in No spam — only law changes.
