Your lease is ending. Will the landlord renew? Can they raise the rent? How much notice do you need to give? Here's what you need to know about lease renewals in Massachusetts.
No Rent Control in Boston
Massachusetts banned rent control statewide in 1994. Landlords can raise rent by any amount at lease renewal. There are no legal limits on rent increases.
What Happens When Your Lease Ends?
There are three possible outcomes when your lease expires:
- 1Sign a new lease
Landlord offers renewal, possibly with rent increase. You sign for another term (usually 12 months).
- 2Convert to month-to-month
If no new lease is signed, you typically become a month-to-month tenant (tenancy at will).
- 3Move out
Either you decide to leave, or landlord decides not to renew.
Can the Landlord Raise Rent?
Yes, by any amount. Without rent control, there's no legal limit on rent increases at lease renewal.
However, the landlord must:
- Wait until the lease term ends (can't increase mid-lease unless lease allows)
- Provide proper notice of the increase
- Not raise rent in retaliation for complaints or exercising rights
Retaliatory Rent Increases Are Illegal
If a landlord raises rent significantly right after you complained about repairs, reported code violations, or exercised tenant rights, this may be illegal retaliation. Document everything and consult a tenant rights organization.
Notice Requirements
Notice You Must Give
Check your lease for specific requirements. Generally:
- Fixed-term lease: Usually 30-60 days notice before end of term (check your lease)
- Month-to-month: One full rental period (usually 30 days), given at least one rental period in advance
Notice Landlord Must Give
If the landlord wants you to leave or is raising rent:
- Non-renewal: Varies by lease. Often 30-60 days
- Rent increase: Usually 30 days notice before the increase takes effect
- Month-to-month termination: 30 days or one rental period
Month-to-Month Tenancy
If your lease ends and you continue living there without signing a new lease, you become a "tenant at will" (month-to-month).
Month-to-Month Pros and Cons
Pros
- ✓ Flexibility to leave with 30 days notice
- ✓ No long-term commitment
- ✓ Good for uncertain situations
Cons
- ✗ Landlord can terminate with 30 days notice
- ✗ Rent can be raised with 30 days notice
- ✗ Less stability than a lease
Negotiating Your Renewal
You have more leverage than you might think, especially if:
- You've been a reliable tenant (on-time payments, no issues)
- It's off-peak season (winter renewals have more leverage)
- The rental market has softened
- Turnover is expensive for the landlord
What to try:
- Ask for a smaller increase (counter-offer)
- Offer to sign a longer lease for a lower increase
- Point out your good tenant history
- Research comparable rents to make your case
If the Landlord Won't Renew
Massachusetts landlords can generally decline to renew a lease for any legal reason. They cannot refuse renewal based on:
- Race, religion, national origin, sex, sexual orientation, gender identity
- Disability or familial status
- Retaliation for complaints or exercising legal rights
- Military status
If you believe non-renewal is discriminatory or retaliatory, document everything and contact the Massachusetts Commission Against Discrimination (MCAD) or a tenant rights organization.
Renewal Checklist
Before Signing a Renewal
- Compare the new rent to market rates
- Check if any terms have changed (not just rent)
- Consider negotiating if the increase is large
- Ask about any building changes or renovations planned
- Confirm the lease term (12 months? 18 months?)
- Get everything in writing before signing
Resources
- City Life / Vida Urbana — (617) 227-4878 — Free tenant assistance
- Greater Boston Legal Services — Free legal help for qualifying tenants
- MCAD — For discrimination complaints