Massachusetts has strong tenant protections—though not as extensive as some states since rent control was banned in 1994. Whether you're dealing with a negligent landlord, facing eviction, or just want to know your rights, this guide covers what you need to know as a Boston renter.
No Rent Control in Massachusetts
Unlike NYC, Massachusetts voters banned rent control statewide in 1994. Your landlord can raise your rent by any amount with proper notice (typically 30 days for month-to-month, or at lease end).
Emergency Contacts
Your Right to Repairs
Under the Massachusetts State Sanitary Code, landlords are legally required to maintain the property in a "fit for human habitation" condition. This is the Warranty of Habitability.
Your landlord must provide and maintain:
- Heat — October 1 through May 31 (minimum 68°F daytime, 64°F nighttime)
- Hot water — Year-round, at minimum 110°F (some codes require 120°F)
- Running water — Clean, potable water
- Working plumbing — Toilets, sinks, drains
- Electricity — Safe, working electrical systems
- Pest-free conditions — Landlord must address rodent and insect infestations
- Smoke and carbon monoxide detectors
- Working locks — On all entry doors
- Structural integrity — Floors, walls, roof in good repair
- Common areas — Clean, safe, well-lit hallways and stairs
Check a Building's Violation History
Before renting, see how many RentSmart violations a building has. Repeated violations indicate a negligent landlord.
How to Get Repairs Done
- Notify your landlord in writing — Email or letter. Keep copies of everything.
- Give reasonable time to respond — A few days for minor issues, 24 hours for emergencies.
- Contact Boston Inspectional Services — Call (617) 635-4500 or file online. They inspect and issue violations.
- Document everything — Photos, videos, written records of communication.
- Consider rent withholding — Massachusetts allows this in certain situations (see below).
Rent Withholding (Escrow)
If your landlord refuses to make essential repairs, Massachusetts law allows you to withhold rent. However, you must follow specific procedures:
- Notify landlord in writing of the problem
- Give reasonable time to fix (except emergencies)
- Problem must be serious enough to affect habitability
- It must not be caused by you
- You should deposit withheld rent in an escrow account
Warning
Rent withholding is risky. If done improperly, your landlord could pursue eviction. Consult with a tenant rights organization before withholding rent.
Heat & Hot Water Laws
Boston winters are brutal, and heat is non-negotiable. Here's what you're entitled to:
Massachusetts Heat Requirements (Oct 1 - May 31)
No heat? This is an emergency. Call your landlord immediately, then Boston Inspectional Services at (617) 635-4500. They take heat complaints very seriously in winter.
Read our complete guide to heat & hot water laws →Your Right to a Pest-Free Home
Under Massachusetts law, landlords are responsible for pest control:
- Rodents (rats, mice) — Landlord must exterminate and seal entry points
- Cockroaches — Must treat building-wide if infestation
- Bedbugs — Landlord must hire professional exterminator
Boston has a significant rodent problem, especially in older neighborhoods. Check 311 complaint history before renting.
Check Pest History Before Renting
Search any Boston address on StreetSmart to see 311 rodent complaints and building violations.
Search a building →Eviction Protections
In Massachusetts, landlords cannot evict you without going through court. Self-help evictions (changing locks, removing your belongings, shutting off utilities) are illegal.
If Your Landlord Illegally Locks You Out
- 1. Call 911 — Illegal lockout is a crime in Massachusetts
- 2. File a police report
- 3. Go to Housing Court for emergency relief
- 4. Document everything — photos of changed locks, witnesses
- 5. You may be entitled to 3 months' rent as damages
The Eviction Process (What Landlords Must Do)
Written notice (14 days for non-payment, 30 days for other reasons)
Court filing and service of papers
You have the right to appear and defend yourself
Only a judge can order eviction
Only a sheriff or constable can physically remove you (with court order)
This process takes weeks to months. You have the right to legal representation. City Life / Vida Urbana at (617) 227-4878 offers free help.
Security Deposit Rights
Massachusetts has strict rules about security deposits:
- Maximum deposit — One month's rent only
- Separate account — Must be held in a separate, interest-bearing Massachusetts bank account
- Receipt required — Landlord must provide receipt with bank name, address, and account number
- Return timeline — Within 30 days of move-out
- Itemized deductions — Must provide written list if keeping any amount
- Interest — You're entitled to annual interest (or 5% if not paid)
Triple Damages for Violations
If your landlord violates Massachusetts security deposit laws, you can sue for three times the deposit amount plus attorney's fees. These laws have teeth.
No Rent Control
Unlike some cities, Massachusetts has no rent control or rent stabilization. This was banned by statewide ballot measure in 1994.
What This Means For You
- • Landlord can raise rent by any amount at lease renewal
- • No limit on rent increases for month-to-month tenants (30-day notice required)
- • No "just cause" eviction protection (except in some housing types)
- • Market forces determine rent, not government caps
How to File Complaints
Where to File Complaints
Housing code violations, repairs, heat complaints. Call (617) 635-4500.
File a complaint to force repairs, fight eviction, or recover damages.
Housing discrimination complaints. File at mass.gov/ago.
Massachusetts Commission Against Discrimination for housing discrimination.
Free Legal Help
- City Life / Vida Urbana — (617) 227-4878 — Tenant organizing and assistance
- Greater Boston Legal Services — (617) 371-1234 — Free legal help for low-income tenants
- Mass. Law Reform Institute — Resources and guides for tenants
- Housing Court Help Centers — Free assistance at courthouse