10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: At or before the start of a tenancy a lessor may require only: first month's rent, last month's rent (at the same rate), a security deposit equal to the first month's rent, and the cost of a key and lock. The security deposit may not exceed one month's rent (and if the lessor accepts a regulated fee in lieu of deposit, the combined amount is capped at one month's rent). Deposits must be held in a separate interest-bearing Massachusetts account; violations of § 15B(6) trigger treble damages plus 5% interest, costs and attorney's fees. (M.G.L. c. 186, § 15B(1)(b)(iii), (1)(d), confirmed 2026-10). Returning the deposit: Within 30 days after the tenancy (occupancy) ends, return the deposit or balance with a written, itemized statement of deductions for unpaid rent or damage beyond reasonable wear and tear. Among the strictest in the nation: a separate interest-bearing account is required, and technical violations can trigger TREBLE damages plus 5% interest, costs, and attorney fees. (M.G.L. c. 186, § 15B, confirmed 2026-07).
How Massachusetts treats the landlord's core obligations
Late fees: No statutory cap on the amount of a late fee, but no interest or penalty for late rent may be imposed until 30 days after the rent was due (mandatory 30-day grace period before any late fee). (M.G.L. c. 186, § 15B(1)(c), confirmed 2026-10). Application fees: Application fees are effectively prohibited: at or before commencement of a tenancy the lessor (or agent) may require only first month's rent, last month's rent, a security deposit, and the key/lock cost; no other fee may be charged. (M.G.L. c. 186, § 15B(1)(b), confirmed 2026-10).
Nonpayment notice: Nonpayment of rent: 14 days' written notice to quit (lease, c. 186 § 11; tenancy at will, c. 186 § 12). Lease tenants may cure by paying all rent due with interest and costs on or before the answer date. Tenancy-at-will notices must contain the statutory statement that, if no notice to quit for nonpayment was received in the prior 12 months, the tenant may prevent termination by paying the full rent due within 10 days of receipt. (M.G.L. c. 186, § 11; M.G.L. c. 186, § 12, confirmed 2026-10). Rent increases: No Massachusetts statute sets a rent-increase notice period and there is no statewide rent cap (local rent control barred by c. 40P). For a tenancy at will, rent may be raised only by the tenant's agreement or by terminating the tenancy with written notice equal to the rental interval or 30 days, whichever is longer (three months if rent is payable less often than every three months); the notice may include an offer of a new tenancy at the higher rent (c. 186 § 12). Under a fixed-term lease, rent cannot be raised mid-term without the tenant's consent. (Mass. Gen. Laws c. 186, § 12, confirmed 2026-10). Ending a month-to-month tenancy: Tenancy at will: either party may terminate by written notice equal to the interval between rent payment days or 30 days, whichever is longer (three months where rent is payable less often than every three months). (M.G.L. c. 186, § 12, confirmed 2026-10). Entry: No statutory minimum notice period. A lease may not permit the lessor to enter before the lease ends except to inspect, make repairs, or show the unit to prospective tenants, purchasers or lenders (plus court-ordered entry and apparent abandonment). Entry for those purposes should be at reasonable times with reasonable notice; the statute sets no hours. (M.G.L. c. 186, § 15B(1)(a), confirmed 2026-10).
Massachusetts has no statewide rent regulation on file, so any cap on increases would come from a local ordinance. Source-of-income protection is on file statewide, so voucher and benefit income must be treated like any other lawful income in screening and advertising. Card surcharges on rent: card surcharges banned (MA Gen L ch 140D §28a outright ban.). Managing property for others for compensation generally requires a state license: MA broker license required; limited exemptions exist.
Security deposits
What Massachusetts allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
At or before the start of a tenancy a lessor may require only: first month's rent, last month's rent (at the same rate), a security deposit equal to the first month's rent, and the cost of a key and lock. The security deposit may not exceed one month's rent (and if the lessor accepts a regulated fee in lieu of deposit, the combined amount is capped at one month's rent). Deposits must be held in a separate interest-bearing Massachusetts account; violations of § 15B(6) trigger treble damages plus 5% interest, costs and attorney's fees.
“a security deposit equal to the first month's rent”
Excerpt from the cited source as read on the date shown.
Same page: no lessor may demand 'a security deposit in excess of the amount allowed by this section'. Page text is the version effective August 1, 2025.
Reference value in Aptoria's compliance data: “1× monthly rent”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-07
Within 30 days after the tenancy (occupancy) ends, return the deposit or balance with a written, itemized statement of deductions for unpaid rent or damage beyond reasonable wear and tear. Among the strictest in the nation: a separate interest-bearing account is required, and technical violations can trigger TREBLE damages plus 5% interest, costs, and attorney fees.
MA is unusually punitive on technicalities (separate account, receipts, interest); strongly counsel-review before relying on any MA deposit citation publicly.
Reference value in Aptoria's compliance data: “30 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
Separate pet deposits and pet fees are effectively prohibited at move-in: a lessor may not require any amount beyond first month's rent, last month's rent, a security deposit equal to one month's rent (or an authorized fee in lieu of deposit, capped so fee plus deposit never exceeds one month's rent), and the cost of a key and lock (c. 186 § 15B(1)(b)). Any pet-related security must fit within the single one-month security deposit.
“no lessor or agent of the lessor may require a tenant or prospective tenant to pay, to the lessor or to an agent of the lessor, any amount in excess of the following: (i) rent for the first full month of occupancy; and, (ii) rent for the last full month of occupancy”
Excerpt from the cited source as read on the date shown.
Items (iii) 'a security deposit equal to the first month's rent' and (iv) 'the purchase and installation cost for a key and lock' complete the exclusive list (text as amended by 2025, c. 9, §§ 54-55, effective Aug. 1, 2025). The statute does not mention pets; the prohibition follows from the exclusive list.
Reference value in Aptoria's compliance data: “Not permitted as a separate charge”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Massachusetts lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
No statutory cap on the amount of a late fee, but no interest or penalty for late rent may be imposed until 30 days after the rent was due (mandatory 30-day grace period before any late fee).
“impose any interest or penalty for failure to pay rent until thirty days after such rent shall have been due”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide cap (reasonableness standard); 30 days grace”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
Application fees are effectively prohibited: at or before commencement of a tenancy the lessor (or agent) may require only first month's rent, last month's rent, a security deposit, and the key/lock cost; no other fee may be charged.
“the purchase and installation cost for a key and lock.”
Excerpt from the cited source as read on the date shown.
Quote is the last of the four permitted items in § 15B(1)(b); the section opens with the exclusive list of what 'a lessor or agent of the lessor' may require.
Reference value in Aptoria's compliance data: “Prohibited”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
Posture (b): statewide prohibition of local rent control. Under the Massachusetts Rent Control Prohibition Act, no city or town may enact, maintain or enforce rent control of any kind (c. 40P § 4), with a narrow exception for municipalities that accept the chapter and adopt a voluntary, owner-compensated scheme; 'rent control' means any regulation that requires below-market rents for residential properties (§ 3); the chapter preempts inconsistent state or local law (§ 5). No statewide rent cap exists.
“No city or town may enact, maintain or enforce rent control of any kind, except that any city or town that accepts this chapter may adopt rent control regulation that provides:”
Excerpt from the cited source as read on the date shown.
§ 3(a): rent control means 'any regulation that in any way requires below-market rents for residential properties'; § 5: 'Because rent control is a matter of statewide concern, this chapter shall preempt, supersede or nullify any inconsistent, contrary or conflicting state or local law.' Exception in § 4(a)-(c) requires compliance to be 'entirely voluntary and uncoerced' after six months and municipal compensation of owners from general funds.
Reference value in Aptoria's compliance data: “No statewide rent regulation (check local ordinances)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Massachusetts requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
No Massachusetts statute sets a rent-increase notice period and there is no statewide rent cap (local rent control barred by c. 40P). For a tenancy at will, rent may be raised only by the tenant's agreement or by terminating the tenancy with written notice equal to the rental interval or 30 days, whichever is longer (three months if rent is payable less often than every three months); the notice may include an offer of a new tenancy at the higher rent (c. 186 § 12). Under a fixed-term lease, rent cannot be raised mid-term without the tenant's consent.
“Such written notice may include an offer to establish a new tenancy for the same premises on terms different from that of the tenancy being terminated and the validity of such written notice shall not be affected by the inclusion of such offer.”
Excerpt from the cited source as read on the date shown.
§ 12 opening: 'Estates at will may be determined by either party by three months' notice in writing ... if the rent reserved is payable at periods of less than three months, the time of such notice shall be sufficient if it is equal to the interval between the days of payment or thirty days, whichever is longer.' Absence-of-rule finding: the increase mechanism is the statutory termination-plus-offer notice.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
Tenancy at will: either party may terminate by written notice equal to the interval between rent payment days or 30 days, whichever is longer (three months where rent is payable less often than every three months).
“the interval between the days of payment or thirty days, whichever is longer.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
Nonpayment of rent: 14 days' written notice to quit (lease, c. 186 § 11; tenancy at will, c. 186 § 12). Lease tenants may cure by paying all rent due with interest and costs on or before the answer date. Tenancy-at-will notices must contain the statutory statement that, if no notice to quit for nonpayment was received in the prior 12 months, the tenant may prevent termination by paying the full rent due within 10 days of receipt.
“fourteen days' notice to quit, given in writing by the landlord to the tenant”
Excerpt from the cited source as read on the date shown.
§ 11 read at https://malegislature.gov/Laws/GeneralLaws/PartII/TitleI/Chapter186/Section11: 'fourteen days' notice to quit ... shall be sufficient to determine the lease' with cure 'on or before the day the answer is due'. Summary process follows under c. 239.
Reference value in Aptoria's compliance data: “14 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Massachusetts landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
No statutory minimum notice period. A lease may not permit the lessor to enter before the lease ends except to inspect, make repairs, or show the unit to prospective tenants, purchasers or lenders (plus court-ordered entry and apparent abandonment). Entry for those purposes should be at reasonable times with reasonable notice; the statute sets no hours.
Excerpt from the cited source as read on the date shown.
The quoted phrase is from the clause limiting lease provisions that allow the lessor to enter; the statute lists permitted purposes but no notice period.
Reference value in Aptoria's compliance data: “Reasonable notice”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Card surcharges banned
MA Gen L ch 140D §28a outright ban.
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
Protected statewide
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
MA broker license required; limited exemptions exist.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Massachusetts next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
No statewide cap (reasonableness standard); 30 days grace
No statewide cap (reasonableness standard); 9 days grace
No statewide cap (reasonableness standard)
Capped at 5% of monthly rent or $50; 5 days grace
No statewide cap (reasonableness standard); 15 days grace
No statewide cap (reasonableness standard)
Rent-increase notice
30 days
30 days
30 days
90 days
30 days
60 days
Non-emergency entry notice
Reasonable notice
24 hours
Reasonable notice
24 hours
48 hours
48 hours
Pay-or-quit notice
14 days
3 days
7 days
14 days
5 days
14 days
Source-of-income protection
Protected statewide
Protected statewide
No statewide protection on file
Protected statewide
Protected statewide
No statewide protection on file
Card surcharges on rent
Card surcharges banned
Card surcharges banned
Allowed within card-network limits
Allowed only with inclusive total pricing
Allowed within card-network limits
Allowed within card-network limits
Lease disclosures on file
Federal and state disclosures Aptoria's lease workflow surfaces for Massachusetts. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
• Statement of Condition (Tenant Lead Law Notification)
• Fire insurance certificate
Official sources
Primary sources a Massachusetts landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Massachusetts?
At or before the start of a tenancy a lessor may require only: first month's rent, last month's rent (at the same rate), a security deposit equal to the first month's rent, and the cost of a key and lock. The security deposit may not exceed one month's rent (and if the lessor accepts a regulated fee in lieu of deposit, the combined amount is capped at one month's rent). Deposits must be held in a separate interest-bearing Massachusetts account; violations of § 15B(6) trigger treble damages plus 5% interest, costs and attorney's fees. (M.G.L. c. 186, § 15B(1)(b)(iii), (1)(d), confirmed 2026-10).
How long does a Massachusetts landlord have to return the security deposit?
Within 30 days after the tenancy (occupancy) ends, return the deposit or balance with a written, itemized statement of deductions for unpaid rent or damage beyond reasonable wear and tear. Among the strictest in the nation: a separate interest-bearing account is required, and technical violations can trigger TREBLE damages plus 5% interest, costs, and attorney fees. (M.G.L. c. 186, § 15B, confirmed 2026-07).
What is the maximum late fee in Massachusetts?
No statutory cap on the amount of a late fee, but no interest or penalty for late rent may be imposed until 30 days after the rent was due (mandatory 30-day grace period before any late fee). (M.G.L. c. 186, § 15B(1)(c), confirmed 2026-10).
How many days does a Massachusetts pay-or-quit notice give the tenant?
Nonpayment of rent: 14 days' written notice to quit (lease, c. 186 § 11; tenancy at will, c. 186 § 12). Lease tenants may cure by paying all rent due with interest and costs on or before the answer date. Tenancy-at-will notices must contain the statutory statement that, if no notice to quit for nonpayment was received in the prior 12 months, the tenant may prevent termination by paying the full rent due within 10 days of receipt. (M.G.L. c. 186, § 11; M.G.L. c. 186, § 12, confirmed 2026-10).
How much notice must a Massachusetts landlord give before entering?
No statutory minimum notice period. A lease may not permit the lessor to enter before the lease ends except to inspect, make repairs, or show the unit to prospective tenants, purchasers or lenders (plus court-ordered entry and apparent abandonment). Entry for those purposes should be at reasonable times with reasonable notice; the statute sets no hours. (M.G.L. c. 186, § 15B(1)(a), confirmed 2026-10).
How much notice is required to raise rent in Massachusetts?
No Massachusetts statute sets a rent-increase notice period and there is no statewide rent cap (local rent control barred by c. 40P). For a tenancy at will, rent may be raised only by the tenant's agreement or by terminating the tenancy with written notice equal to the rental interval or 30 days, whichever is longer (three months if rent is payable less often than every three months); the notice may include an offer of a new tenancy at the higher rent (c. 186 § 12). Under a fixed-term lease, rent cannot be raised mid-term without the tenant's consent. (Mass. Gen. Laws c. 186, § 12, confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Massachusetts?
Tenancy at will: either party may terminate by written notice equal to the interval between rent payment days or 30 days, whichever is longer (three months where rent is payable less often than every three months). (M.G.L. c. 186, § 12, confirmed 2026-10).
Does Massachusetts have statewide rent control?
No statewide rent regulation is on file for Massachusetts. Local ordinances can still limit increases, so check the city or county where the unit sits before setting a renewal rent.
Is source of income a protected class in Massachusetts?
Statewide source-of-income protection is on file for Massachusetts. Screening criteria, advertising and income calculations must treat vouchers and benefit income like other lawful income. Local rules can add further protections.
Can a Massachusetts landlord add a surcharge for paying rent by card?
Card surcharges banned. MA Gen L ch 140D §28a outright ban. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 3 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.