Eviction notices in Massachusetts

For unpaid rent the landlord must give a written 14-day notice to quit (c. 186 §§ 11, 12). A tenant-at-will notice must contain the statutory 10-day right-to-cure statement; if it is missing, the tenant may cure up to the answer date (§ 12). Every residential nonpayment notice must come with the state's accompanying form (rental assistance info and the statement 'THIS NOTICE TO QUIT IS NOT AN EVICTION...'); courts cannot accept the case without proof it was delivered (c. 186 § 31).

Can the tenant pay to stop it? Tenant at will: if no similar notice was received in the prior 12 months, paying the full rent due within 10 days after receiving the notice stops the termination. Written lease: paying all rent due plus interest and costs by the day the court answer is due stops the case.

Type:

Pay or move out

Notice period:

14 days

Law:

Mass. G.L. c. 186 §§ 11, 12, 31

No statute sets a notice period for lease violations. Legal aid explains that some leases allow a 7-day notice for violations and that other fault-based notices are 30 days; the period depends on the lease and tenancy type (MLRI Handout 12).

Chance to fix it: No statutory right to cure.

Type:

Varies

Notice period:

No fixed number of days

Law:

MLRI, Facing an Eviction (Handout 12, Jan. 2025)

Such use makes the lease void and the landlord may seek possession; legal aid notes no notice to quit is required when the landlord alleges illegal activity (c. 139 § 19; MLRI Handout 12).

When it applies: Using the premises for listed illegal purposes (e.g. illegal sale or keeping of controlled substances, illegal weapons, prostitution, illegal gaming).

Notice period:

No fixed number of days

Law:

Mass. G.L. c. 139 § 19

The eviction statutes do not say how to count the 14 days; the tenant-at-will cure period runs 10 days 'after the receipt' of the notice (c. 186 § 12). Under the general rule, if the last day to do something required by statute, including paying or tendering money, falls on a Sunday or legal holiday, it may be done on the next business day (c. 4 § 9). No mailing extension is set by statute.

The statute requires a written notice given to the tenant (c. 186 §§ 11, 12) but does not prescribe a delivery method; the accompanying form must be delivered at the same time and proof of delivery is required to file (c. 186 § 31).

The landlord files a summary process case (c. 239 § 1); the Summons and Complaint must be served by a sheriff or constable. The court schedules mandatory mediation (First Tier Court Event) at least 30 days after filing; the landlord must have the court's notice of it served by a sheriff or constable at least 14 days before, and a tenant who does not attend automatically loses (default). The tenant's Answer is due 3 business days before it (MLRI Handout 12). Recovering possession any way other than a c. 239 action is prohibited (c. 184 § 18); a tenant removed or excluded without a valid court order may recover possession and three months' rent or treble damages (c. 186 § 15F).

• Tenants in federally assisted housing may receive a 30-day nonpayment notice (federal rules).
• Appeals must be filed within 10 days (MLRI Handout 12).
• If unpaid rent was caused by a government agency's failure or delay in mailing or delivering a rent or subsistence payment, the court must continue the hearing at least 7 days and treat the tenancy as not terminated if all rent, interest and costs are tendered (c. 186 §§ 11, 12).
• In a nonpayment case caused by financial hardship, if the tenant shows a pending application for emergency rental assistance, the court must grant a continuance, stay execution, and may not enter judgment or issue execution until the application is approved or denied (c. 239 § 15).

• Massachusetts notice to end a month-to-month tenancy (no-cause notice by tenant or landlord)
• Massachusetts security deposit law: deadlines after move-out
• Federal 30-day notice for covered properties (CARES Act)

• Mass. G.L. c. 186 § 11 Retrieved October 13, 2026.
• Mass. G.L. c. 186 § 12 Retrieved October 13, 2026.
• Mass. G.L. c. 186 § 15F Retrieved October 13, 2026.
• Mass. G.L. c. 186 § 31 Retrieved October 13, 2026.
• Mass. G.L. c. 239 § 1 Retrieved October 13, 2026.
• Mass. G.L. c. 184 § 18 Retrieved October 13, 2026.
• Mass. G.L. c. 139 § 19 Retrieved October 13, 2026.
• MLRI / MassLegalHelp, Handout 12: Facing an Eviction (Jan. 2025) Retrieved October 13, 2026.
• malegislature.gov — official text Retrieved October 13, 2026.
• Mass. G.L. c. 239 § 15 Retrieved October 13, 2026.

Laws change. This page was checked against the sources above on October 13, 2026. It is legal information, not legal advice; if you have an eviction case, contact your state's legal aid. See our methodology.