What do Massachusetts landlord tenant laws say about repairs, entry and deposits?

Massachusetts landlord tenant laws in chapter 186 section 15B have the lessor return the security deposit or any balance thereof within 30 days after the tenancy ends. Under chapter 111 section 197(a), where a child under six years of age resides and dangerous levels of lead are present, the owner shall abate or contain it.

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For property managers, landlords and HOA boards Sources read: 2026-10-29 Updated 2026-11-03

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Massachusetts statute day, percent and year figures, with sources

Days for the lessor to return the security deposit or its balance after the tenancy ends (c. 186 s. 15B(4))	30 daysstate (Massachusetts); statute text in force on the read day, 2026-10-29; Massachusetts General Laws c. 186 s. 15B, read 2026-10-29
Days to furnish the written statement of condition, for a lessor who accepts a security deposit (c. 186 s. 15B(2)(c))	10 daysstate (Massachusetts); statute text in force on the read day, 2026-10-29; Massachusetts General Laws c. 186 s. 15B, read 2026-10-29
Interest on a security deposit held one year or longer (or the bank's lesser amount) (c. 186 s. 15B(3)(b))	5 per cent per yearstate (Massachusetts); statute text in force on the read day, 2026-10-29; Massachusetts General Laws c. 186 s. 15B, read 2026-10-29
Years the lessor keeps the security deposit record after the tenancy or occupancy ends (c. 186 s. 15B(2)(d))	2 yearsstate (Massachusetts); statute text in force on the read day, 2026-10-29; Massachusetts General Laws c. 186 s. 15B, read 2026-10-29
Days a new owner has to contain or abate dangerous levels of lead after a change of ownership, where a child under six years of age will be a resident (c. 111 s. 197(a))	90 daysstate (Massachusetts); statute text in force on the read day, 2026-10-29; Massachusetts General Laws c. 111 s. 197, read 2026-10-29

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What repairs is a landlord responsible for in Massachusetts?

Chapter 111 section 197(a), read 2026-10-29, states one repair duty in its own words: where a child under six years of age resides and accessible material contains dangerous levels of lead, the owner shall abate or contain it: “Whenever a child under six years of age resides in any premises in which any paint, plaster or other accessible structural material contains dangerous levels of lead, the owner shall abate or contain said paint, plaster or other accessible structural materials in accordance with the requirements of subsection (b) or (c).” (Massachusetts General Laws c. 111 s. 197)

After a change of ownership, except as provided in section 197D, the new owner shall have 90 days to contain or abate where a child under six years of age will become or continue to be a resident and dangerous levels of lead are present (197(a)).

For lead paint abatement or containment work at a rental, you can post the job on InstaBids with photos and compare written bids from contractors.

How much notice does a landlord have to give before entering in Massachusetts?

Chapter 186 section 15B(1)(a), read 2026-10-29, names the purposes a lease relating to residential real property may give for entry, not a number of hours of notice: “No lease relating to residential real property shall contain a provision that a lessor may, except to inspect the premises, to make repairs thereto or to show the same to a prospective tenant, purchaser, mortgagee or its agents, enter the premises before the termination date of such lease.” (Massachusetts General Laws c. 186 s. 15B)

When a unit needs an inspection visit or a repair that means going inside, you can post that job on InstaBids and get written bids on one scope.

How long does a landlord have to return a security deposit in Massachusetts?

Chapter 186 section 15B(4), read 2026-10-29, sets 30 days: “The lessor shall, within thirty days after the termination of occupancy under a tenancy-at-will or the end of the tenancy as specified in a valid written lease agreement, return to the tenant the security deposit or any balance thereof” (Massachusetts General Laws c. 186 s. 15B). Section 15B(9) leaves out a lease or rental of one hundred days or less for a vacation or recreational purpose.

When the lessor deducts for damage caused by the tenant, 15B(4)(iii) adds: “In the case of such damage, the lessor shall provide to the tenant within such thirty days an itemized list of damages, sworn to by the lessor or his agent under pains and penalties of perjury, itemizing in precise detail the nature of the damage and of the repairs necessary to correct such damage, and written evidence, such as estimates, bills, invoices or receipts, indicating the actual or estimated cost thereof.” (Massachusetts General Laws c. 186 s. 15B)

A lessor who holds a security deposit for one year or longer shall pay interest at the rate of 5 per cent per year, or other such lesser amount of interest as has been received from the bank (15B(3)(b)), and any security deposit received by such lessor shall be held in a separate, interest-bearing account in a bank located within the commonwealth (15B(3)(a)).

The lessor or agent shall maintain the security deposit record for each dwelling unit for a period of 2 years from the date of termination of the tenancy or occupancy (15B(2)(d)).

For move-out cleaning and damage repairs before a deposit is returned, you can post the job on InstaBids and compare written bids side by side.

Who does Massachusetts landlord tenant law cover?

Chapter 186 section 15B, the deposit and entry section, sets its own reach in 15B(9), read 2026-10-29, which leaves out vacation or recreational rentals: “The provisions of this section shall not apply to any lease, rental, occupancy or tenancy of one hundred days or less in duration which lease or rental is for a vacation or recreational purpose.” (Massachusetts General Laws c. 186 s. 15B).

Chapter 239 section 8A(3) leaves out premises in a hotel or motel, and lodging or rooming house stays of less than three consecutive months, from the condition defense in which the tenant gets no relief unless the owner knew of such conditions before the arrears.

Whatever kind of rental you manage, you can describe a repair there once on InstaBids, add photos, and contractors bid in writing on the same scope.

When can a tenant withhold rent over repairs in Massachusetts?

Chapter 239 section 8A, read 2026-10-29, sets the tenant's condition defense or counterclaim when the landlord sues for possession: “Whenever any counterclaim or claim of defense under this section is based on any allegation concerning the condition of the premises or the services or equipment provided therein, the tenant or occupant shall not be entitled to relief under this section unless: (1) the owner or his agents, servants, or employees, or the person to whom the tenant or occupant customarily paid his rent knew of such conditions before the tenant or occupant was in arrears in his rent;” (Massachusetts General Laws c. 239 s. 8A)

So in a section 8A case there is no relief unless the owner knew of such conditions before the tenant was in arrears in rent, among the clause's other tests.

When a tenant raises a condition problem such as a leak or no heat, you can post that repair on InstaBids and compare written bids before you pick.

Massachusetts chapter 186 deposit rules a property manager works to

Section 15B(3)(a) of chapter 186, for any security deposit received by the lessor:

Any security deposit received by such lessor shall be held in a separate, interest-bearing account in a bank, located within the commonwealth under such terms as will place such deposit beyond the claim of creditors of the lessor, including a foreclosing mortgagee or trustee in bankruptcy, and as will provide for its transfer to a subsequent owner of said property.

Source: Massachusetts General Laws c. 186 s. 15B, read 2026-10-29

What to put in a written repair scope for a Massachusetts rental

Whether a child under six years of age resides in the unit and any paint, plaster or other accessible structural material contains dangerous levels of lead, since chapter 111 section 197(a) has the owner abate or contain it under subsection (b) or (c).
The entry purpose for the visit: to inspect the premises, to make repairs thereto or to show the same, the purposes chapter 186 section 15B(1)(a) lets a lease provide for.
For a move-out repair for damage caused by the tenant: the itemized list of damages and written evidence, such as estimates, bills, invoices or receipts, that chapter 186 section 15B(4)(iii) has the lessor provide within such thirty days.
The separate written statement of the present condition of the premises, furnished by a lessor who accepts a security deposit on receipt or within 10 days after commencement of the tenancy, whichever is later (chapter 186 section 15B(2)(c)), to compare with move-out damage.
The security deposit record: the lessor or his agent shall maintain said record for each dwelling unit for 2 years from the date of termination of the tenancy or occupancy (chapter 186 section 15B(2)(d)).

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Sources

Massachusetts General Laws c. 186 s. 15B, read 2026-10-29: malegislature.gov
Massachusetts General Laws c. 111 s. 197, read 2026-10-29: malegislature.gov
Massachusetts General Laws c. 239 s. 8A, read 2026-10-29: malegislature.gov