Massachusetts Landlord-Tenant Laws: Complete Residential Guide (2025)
Manage overview of Massachusetts residential tenancy laws, including security deposits, evictions, lead paint rules, and the 2025 broker fee reform.
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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.
Official Law Citation: Massachusetts General Laws (M.G.L.) Chapter 186 and Chapter 239.
Key Massachusetts Landlord Laws at a Glance
Security Deposits (MGL Ch. 186, §15B)
Massachusetts has notoriously strict security deposit rules. A landlord can charge a maximum of one month's rent as a deposit. The deposit must be held in a separate, interest-bearing Massachusetts bank account. Within 30 days of receipt, the landlord must disclose the bank name, address, and account number. Willful violations can result in triple damages plus attorney's fees.
For more detail, see our Security Deposits deep dive.
Eviction Process
A Massachusetts eviction starts with a "Notice to Quit" (14 days for non-payment of rent, 30 days for lease violations or no-fault termination). After the notice expires, the landlord must file a Summary Process action in Housing Court. Self-help evictions (changing locks, shutting off utilities) are strictly illegal.
For more detail, see our Eviction Process guide.
Required Disclosures
Massachusetts requires extensive disclosures, most notably regarding lead paint (for pre-1978 buildings), the Statement of Condition for the security deposit, and information about the tenant's right to cure when receiving an eviction notice for non-payment.
For more detail, see our Required Disclosures guide.
Rent Increases
There is no statewide rent control in Massachusetts (abolished by referendum in 1994 via MGL Ch. 40P). Landlords can increase rent by any amount for a tenancy-at-will with at least 30 days' notice or one full rental period's notice, whichever is longer. A 2026 ballot initiative may seek to reintroduce local rent stabilization.
For more detail, see our Rent Increases guide.
Major 2025 Reforms
- Broker Fee Reform (H.336, Aug 1, 2025): Only the party who hired the broker pays the broker's fee. Tenants can no longer be forced to pay a broker they didn't hire-a massive change for the Boston rental market.
- Dual Agency Ban (Aug 1, 2025): Agents cannot represent both landlord and tenant in the same transaction.
- Lease Signing Timeline (Aug 1, 2025): Leases cannot be signed more than 3 months before the start date.
- Eviction Record Sealing (May 5, 2025): Tenants can petition courts to seal certain eviction records.
- Accessory Dwelling Units (ADUs): Property owners can now build ADUs up to 900 sq ft in single-family zones.
Getting Started with Compliance
Managing a rental property in Massachusetts-particularly in the Greater Boston area-requires meticulous attention to the security deposit statute. A single misstep under §15B can cost a landlord three times the deposit amount. Landager helps you automate your compliance workflow, from generating legally compliant Statements of Condition to tracking your 30-day deposit return deadlines.
Explore more Massachusetts residential compliance topics:
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