Landlord tools · Massachusetts

Massachusetts residential lease agreement.

Everything a Massachusetts lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

1 monthSecurity deposit cap

30 daysDeposit return deadline

ReasonableEntry notice required

30 daysTo end month-to-month

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Security deposits in Massachusetts

Massachusetts caps security deposits at 1 month of rent. Max 1 month's rent After the tenancy ends, the deposit must be returned within 30 days. Within 30 days with interest; separate MA escrow account required; treble damages for violations Returning one now? Use the free Massachusetts deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

Massachusetts sets no statutory dollar cap on late fees, but courts require them to be reasonable and they must appear in the written lease. Rent must be at least 30 day(s) late before a fee can be charged. No fee amount cap, but no late fee until rent is 30 days overdue.

Landlord entry and notices

Massachusetts has no fixed entry-notice statute — reasonable notice is the standard, and the lease should spell it out. No fixed statutory period; entry only for listed purposes, arranged in advance; 24 hours treated as reasonable. Ending a month-to-month tenancy takes 30 days' written notice (30 days or one full rental period, whichever is longer). Rent increases require 30 days' advance notice (Increase requires terminating tenancy-at-will and offering new terms: 30 days or one rental period notice). Planning an increase? The free Massachusetts rent increase notice generator applies the notice period automatically.

Required disclosures in a Massachusetts lease

Lead paint (federal + MA Tenant Lead Law Notification). MA-specific Tenant Lead Law Notification and certification form; child under 6 triggers deleading duty (Required when: pre-1978 housing.)
Deposit receipt and bank disclosure. Receipt at payment; bank name, address, account number within 30 days (Required when: if deposit taken.)
Statement of condition. Signed apartment condition statement listing existing damage, within 10 days of tenancy (Required when: if deposit taken.)
Fire insurance information. Landlord must provide insurer name and coverage info within 15 days of written request (Required when: on tenant request.)

Clauses you can’t put in a Massachusetts lease

Any move-in charges beyond first/last month, security deposit, and lock fee
Late fees before 30 days overdue
Waiver of habitability or deposit rights
Retaliation
Self-help eviction

Utilities and pets

Utilities: Landlord pays water/heat/hot water unless lease shifts separately metered utilities to tenant; water submetering allowed with strict conditions. Pets: Pet deposits effectively illegal — only the four statutory move-in charges are allowed; monthly pet rent generally permitted as rent.

Frequently asked questions

How much can a landlord charge for a security deposit in Massachusetts?

Massachusetts caps security deposits at 1 month of rent. Max 1 month's rent

How long does a Massachusetts landlord have to return the deposit?

30 days after the tenancy ends. Within 30 days with interest; separate MA escrow account required; treble damages for violations

Are late fees limited in Massachusetts?

There's no statutory dollar cap, but fees must be reasonable and stated in the lease. No fee amount cap, but no late fee until rent is 30 days overdue

How much notice before a landlord can enter the unit in Massachusetts?

Massachusetts has no fixed statutory period — reasonable notice applies. No fixed statutory period; entry only for listed purposes, arranged in advance; 24 hours treated as reasonable

Does Massachusetts have rent control?

No statewide rent control. Rent control banned statewide by 1994 ballot initiative

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Key statutes: M.G.L. c.186 § 15B · c.186 § 12 · c.186 § 18 · 105 CMR 410. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.