Rent increases in Massachusetts

No statute sets a rent-increase notice. To raise rent for a tenant at will, the landlord must end the current tenancy with a written notice to quit and may offer a new tenancy at the higher rent. If rent is paid at intervals under 3 months, the notice must be the longer of 30 days or one rental period; otherwise it is 3 months. It runs from the day the tenant actually receives it to a rent day. (G.L. c. 186, § 12)

No separate rent-increase rule: the periods below are the notice to end a periodic tenancy.

• The notice must be in writing.
• The change can only start at the end of a rental period (on a rent day).

Earliest date the new rent can start, with rent due on the 1st, worked out from the Massachusetts rule above:

• For a month-to-month tenant of 1 year raising rent 5% or a month-to-month tenant of 3 years raising rent 12% or a week-to-week tenant raising rent 5%: Friday, January 1, 2027

During a lease, rent generally cannot be raised. The one exception is a valid tax escalator clause that passes on property-tax increases and meets the strict terms of c. 186, § 15C. (G.L. c. 186, § 15C; MassLegalHelp, Legal Tactics ch. 5)

Chapter 40P (1994) bars cities and towns from rent control of any kind. The only exception is a voluntary scheme that cannot cover owners of fewer than 10 units or units over $400 fair market rent, and the city must pay owners the rent difference. (G.L. c. 40P, §§ 3–4)

A landlord may not raise rent as a reprisal for code complaints, legal action or tenant-union activity. A rent-increase notice within 6 months after such activity creates a rebuttable presumption of reprisal, which the landlord can rebut only by clear and convincing evidence. Damages are 1 to 3 months' rent or actual damages, plus costs and attorney fees. (G.L. c. 186, § 18)

• A notice of rent increase by itself does not end the existing tenancy. A tenant who keeps paying the old rent cannot be served a 14-day notice for nonpayment (MassLegalHelp).
• Paying the higher rent can be treated as accepting the new tenancy at that rent.
• A statewide rent-cap initiative (Petition 25-21) was removed from the November 2026 ballot. The Supreme Judicial Court held it ineligible on June 23, 2026 (Cella v. Attorney General, SJC-13893).
• Chapter 40P does not cover public, subsidized or federally assisted housing, or mobile homes.
• Condo conversion: once an owner intends to convert a building to condos, the landlord or new condo owner may not raise a tenant's rent by more than 10% a year or the prior year's CPI increase, whichever is less, with or without a lease (St. 1983, c. 527, § 4(e); MassLegalHelp).

Security deposit

Security deposit capped at 1 month's rent. At or before move-in the landlord may charge only first month's rent, last month's rent, the deposit and the cost of a new lock and key. Any approved fee in lieu of a deposit plus the deposit cannot exceed 1 month's rent. Return deadline: 30 days after the tenancy terminates.

Tenant's notice to move out

1 rental period, ending with a rental period

Notice for unpaid rent

14 days (pay or move out)

How a written notice is delivered (eviction-notice rules)

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).

Notice for other lease violations

Varies

Small claims court limit

$7,000 — where most deposit and rent disputes are filed.

Repairs

Time to repair: 14 days; urgent: 24 hours. Repair and deduct: allowed with limits; withholding rent: allowed with limits.

Deposit kept wrongly

Triple the deposit or balance owed, plus 5% interest from the due date, court costs and reasonable attorney's fees, for failing to deposit the funds properly, transfer them to a new owner, or return the balance within 30 days (§ 15B(7)). Failing to pay interest on last month's rent within 30 days after the tenancy ends: three times the interest owed plus costs and attorney's fees (§ 15B(2)(a)). Wrongfully refusing to show the deposit records: the tenant gets the deposit back immediately with interest (§ 15B(2)).

Lawful reasons to end a lease early

Domestic violence, sexual assault or stalking; Unit unlivable or landlord fails to repair

• G.L. c. 186, § 12 Retrieved October 15, 2026.
• G.L. c. 186, § 15C Retrieved October 15, 2026.
• G.L. c. 186, § 18 Retrieved October 15, 2026.
• G.L. c. 40P, § 3 Retrieved October 15, 2026.
• G.L. c. 40P, § 4 Retrieved October 15, 2026.
• MassLegalHelp – Legal Tactics, Chapter 5: Rent (2025) Retrieved October 15, 2026.
• Cella v. Attorney General, SJC-13893 (June 23, 2026) Retrieved October 15, 2026.

Laws change. This page was checked against the sources above on October 15, 2026. It is legal information, not legal advice; for a dispute, contact your state's legal aid. See our methodology.