Massachusetts Room Rental Agreement

Required Landlord Disclosures (6)

As in other states, Massachusetts requires landlords to provide certain information to tenants. Landlords statewide must make these mandatory disclosures:

1. Lead-based paint hazards: Under federal law, landlords must inform tenants about lead-based paint and related hazards in any dwelling built before 1978 (Section 1018 of Title X).

2. Landlord name and address: The landlord must disclose their name and address, or the contact information of the property manager (105 CMR, § 410.400).

3. Move-in checklist: Within 10 days of the tenant’s move-in date, the landlord must provide a checklist that thoroughly details the condition of the property and any provided furnishings (MGL 186 § 15B(2c)).

4. Security deposit: To collect a security deposit, the landlord must give the tenant a detailed receipt describing the unit and where they’re holding the deposit (MGL 186 § 15B(2b)).

5. Fire insurance: Within 15 days of the tenant’s request, the landlord must provide details about the dwelling unit’s fire insurance policy (MGL 186 § 21).

6. Shared utilities: If the unit is in a multi-unit building and the tenant pays the water bill, the landlord must give the tenant information about compliance, certifications, and how they calculate the water charges (MGL 186 § 22f).

Security Deposits

Maximum security deposit: Massachusetts law allows landlords to collect a security deposit of no more than one month’s rent (MGL 186 § 15B)

Security deposit receipt: Landlords in Massachusetts must store security deposits in a separate, interest-bearing account. They must also give tenants a detailed, signed receipt for the deposit (MGL 186 § 15B)

Deduction tracking: Massachusetts landlords must track all deductions from the security deposit and provide the tenant with an itemized statement when they return the deposit (MGL 186 § 15B).

Security deposit return: The landlord must return the security deposit, including interest and minus any deductions, within 30 days of the tenant’s move-out date (MGL 186 § 15B).

Pet deposits: Under Massachusetts law, landlords cannot charge additional security deposits for pets.

Rent Payment Regulations

Late rent fees: Massachusetts rental law does not cap the amount landlords can charge for late rent fees.

Right to withhold rent: Tenants may withhold rent if the landlord fails to provide safe and habitable housing (MGL 239 § Section 8A).

Grace period: Landlords cannot charge late rent fees until 30 days have passed since the rent due date (MGL 186 § 15B).

Pet rent: Landlords in Massachusetts may charge additional monthly rent for tenants with pets.

Rent Payment Increase Rules

Rent payment increase frequency: Landlords may increase rent only at the end of a lease term.

Rent payment increase maximum: Massachusetts law does not limit how much landlords can increase rent.

Rent control/stabilization: As of 2025, Massachusetts has banned rent control and rent stabilization statewide, which means cities and towns cannot implement their own rent control measures (MGL 40P § Section 4).

Room Rental Agreement Breaches

Failure to pay: If the tenant doesn’t pay rent, the landlord may issue a 14-day Notice to Quit (MGL 186 § 11A).

Lease violations: If the tenant violates any other lease terms, the landlord may issue a 30-Day Notice to Cure or Quit (MGL 186A § 4).

Lease abandonment: If the tenant abandons the lease, the landlord may take control of the space and dispose of any remaining personal property after making two separate attempts to contact the tenant (MGL 105A § 9).

Self-help eviction: Self-help evictions, including utility shutoffs and lockouts, are illegal in Massachusetts.

Ending a Room Rental Agreement

Both landlords and tenants must follow the proper procedure to terminate a Massachusetts room rental agreement. While tenants may break a lease in certain situations, room rental agreements function like fixed-term leases; landlords cannot end them without legal cause.

Month-to-month: To end a month-to-month room rental agreement in Massachusetts, either the landlord or the tenant must provide written notice at least 30 days in advance.

Fixed-term: Tenants may end a fixed-term lease early only under specific circumstances; otherwise, they must give 30 days’ notice. Depending on the reason for termination, the landlord must give the tenant between 14 and 30 days of notice before ending the agreement.

Room abandonment: In cases of room abandonment, the landlord must try to contact the tenant on two separate days before taking control of the space and disposing of any remaining property (MGL 105A § 9).

Tenant’s right to terminate: Tenants may terminate a lease early without penalty if:

• The landlord fails to provide safe, habitable housing
• The landlord harasses the tenant
• The tenant is a victim of domestic violence
• The tenant is starting active-duty military service

Landlord Room Access Laws

Advance notice: Except in emergencies, landlords must give tenants at least 48 hours of notice before entering the dwelling unit and may only enter at reasonable times of day.

Immediate access: Landlords may only gain immediate access to a property in the case of an emergency.

Landlord harassment: If the landlord repeatedly enters the dwelling unit without giving the tenant advance notice, it may qualify as landlord harassment (MGL 186 § 14).

Agreement Renewal/Termination

Required renewals: Massachusetts does not require landlords or tenants to renew a lease once it ends.

Required notice: If the landlord or tenant does not plan to renew a lease at the end of its term, they must give a 30-day notice.

Month-to-month considerations: In a month-to-month rental agreement, both landlords and tenants must provide 30 days of notice if they do not intend to renew.