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Massachusetts rental agreement — laws, template & free PDF
A Massachusetts rental agreement is a residential tenancy contract governed by Massachusetts landlord-tenant law. This guide summarizes the current rules on security deposits, notice, entry and disclosures, and lets you download a free PDF pre-filled with Massachusetts defaults.
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Massachusetts landlord-tenant law at a glance
| Security deposit cap | 1 month's rent |
|---|---|
| Deposit return deadline | 30 days (with interest) |
| Entry notice required | Reasonable notice (custom: 24h) |
| Month-to-month termination | 30 days (or rental period) |
| Late fee rule | No late fee allowed until rent is 30 days past due |
| Rent control | Allowed; Boston has partial controls |
| Small claims limit | $7,000 |
Mandatory disclosures for Massachusetts landlords
- Lead paint
- Insurance
- Fire code
- Deposit receipt + interest
Landlords who fail to provide a required disclosure expose themselves to statutory damages and can lose their right to evict until the disclosure is corrected.
Security deposit handling
Under Massachusetts law, the security deposit is capped at 1 month's rent and must be returned within 30 days (with interest) after the tenant vacates the premises, minus any lawful deductions for unpaid rent or damage beyond ordinary wear and tear. A landlord who fails to comply with the statutory deadline may forfeit the right to make any deductions and — in several states — face double or triple damages.
For the full side-by-side, see our security deposit rules by state guide.
Late fees in Massachusetts
No late fee allowed until rent is 30 days past due. The late fee clause must appear in the signed lease — a landlord cannot impose a fee that was not agreed to in writing. See our late fee clause guide for drafting examples.
Ending a month-to-month tenancy
Either party may end a month-to-month tenancy in Massachusetts with 30 days (or rental period) written notice. For cause-based termination (non-payment, lease violations), see our eviction notice guide.
Neighbouring states
Compare rental agreement rules in all 50 US states →
Frequently asked questions
How much security deposit can a landlord charge in Massachusetts?
In Massachusetts, the statutory limit is 1 month's rent. The deposit must be returned within 30 days (with interest) after the tenant vacates and provides a forwarding address.
How much notice is required to end a month-to-month tenancy in Massachusetts?
30 days (or rental period) written notice is the standard in Massachusetts for either party to end a month-to-month tenancy, subject to any local rent-control rules.
Does Massachusetts have rent control?
Allowed; Boston has partial controls.
How much entry notice must a landlord give in Massachusetts?
Massachusetts requires Reasonable notice (custom: 24h) of notice before a landlord can enter, except in emergencies.