Massachusetts Residential Lease Agreement Template

A fixed-term lease for a house, apartment or condo. It sets the rent, deposit, rules and responsibilities for both sides, with slots for the rules of the state where the home is located. This edition fills in the Massachusetts rules we could confirm and marks the rest as blanks to check.

Massachusetts rules for this form

Deposit limit. A security deposit cannot be more than one month of rent. (G.L. c.186, section 15B)

Deadline to return the deposit. The landlord must return the deposit, or the balance after lawful deductions, within 30 days after the tenancy ends. (G.L. c.186, section 15B)

Notice before entry. No statute sets a notice period, but a lease may allow entry only to inspect, make repairs or show the unit, under a court order, if the unit seems abandoned, or to check for damage near the end of the tenancy. (G.L. c.186, section 15B)

Late fees. A lease cannot charge interest or a penalty for late rent until the rent is 30 days overdue. (G.L. c.186, section 15B)

Grace period. No late charge can apply during the first 30 days after rent is due. (G.L. c.186, section 15B)

Required disclosures. A landlord who takes a deposit must give a signed receipt, a written statement of the unit's condition within 10 days, and within 30 days a bank receipt showing the bank, account number and amount. (G.L. c.186, section 15B)

Required disclosures. Landlords must give the state Tenant Lead Law Notification, and homes built before 1978 where a child under six lives must be made lead safe. (Massachusetts Lead Law (G.L. c.111, section 197))

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Notice before a rent increase. Rent cannot change during a fixed term lease; for a tenant at will, a new rent generally needs written notice of a full rental period or 30 days, whichever is longer. (G.L. c.186 (tenancy at will notice))

Month-to-month notice. Either side can end a month to month tenancy at will with written notice of one full rental period or 30 days, whichever is longer. (G.L. c.186, section 12)

Cities and counties in Massachusetts can add their own rules on top of these. Check local ordinances before you sign.

What is in the template

1. Parties
2. Property
3. Term
4. Rent
5. Late charges
6. Security deposit
7. Other charges and fees
8. Utilities and services
9. Occupants and guests
10. Use of the property
11. Pets
12. Smoking
13. Maintenance and repairs
14. Alterations
15. Landlord entry
16. Subletting and assignment
17. Insurance
18. Default
19. Moving out
20. Notices
21. Disclosures
22. General terms
23. Signatures

Before you use it

• A residential lease is the main contract between a landlord and a tenant for a fixed term, usually 6 or 12 months.
• State law sets the limits on deposits, late fees, entry notice and eviction notices, and it overrides any lease clause that conflicts with it.
• A clause that waives a tenant's legal rights is usually unenforceable and can weaken the rest of the lease.
• Have an attorney in your state review your final version, and attach every disclosure your state and city require.

For the full explanation of this form, read our guide to the residential lease agreement.