Massachusetts Eviction Process: Notices, Court Steps and Timeline

Massachusetts evictions are summary process cases heard in the Housing Court or a District Court. A nonpayment case starts with a 14 day notice to quit, and a tenant at will who has not had a similar notice in the past year can stop the termination by paying in full within 10 days.

Massachusetts eviction process at a glance

Rule	Massachusetts	Law
Notice for unpaid rent	For unpaid rent, the landlord serves a 14 day written notice to quit; a tenant at will who has not had a similar notice in the past 12 months can stop the termination by paying everything owed within 10 days of receiving it. The notice must state the 10 day right to pay; if it does not, the tenant can pay up to the answer date.	G.L. c.186, sections 11 and 12
Notice for a lease violation	No statute sets a cure period for other lease violations; a lease tenant is served the notice the lease calls for, and a tenant at will can be given a no fault termination notice instead.	G.L. c.186 and lease terms
Ending a tenancy without cause	A tenancy at will can be ended without a reason by written notice equal to the interval between rent payments or 30 days, whichever is longer.	G.L. c.186, section 12
Where the case is filed	Summary process cases can be filed in the Housing Court, which covers the whole state, or in the District Court where the property is located.	G.L. c.239 and G.L. c.185C
Tenant response time	The summons lists an entry date, and the tenant's written answer and any counterclaims are generally due shortly after that date under the summary process rules.	Uniform Summary Process Rules
Removal after judgment	Generally, after judgment, the execution issues once the appeal period passes, and a sheriff or constable gives written notice before moving the tenant out.	G.L. c.239
Typical overall timeline	A contested case often takes about six to ten weeks from notice to removal, and longer when the tenant raises defenses.	Court practice (estimate)

Notices before an eviction in Massachusetts

The notice is the foundation of the whole case. It has to fit the reason for ending the tenancy, give the full period the law requires and be delivered in a way the court will accept.

Notice for unpaid rent. For unpaid rent, the landlord serves a 14 day written notice to quit; a tenant at will who has not had a similar notice in the past 12 months can stop the termination by paying everything owed within 10 days of receiving it. The notice must state the 10 day right to pay; if it does not, the tenant can pay up to the answer date. (G.L. c.186, sections 11 and 12)

Notice for a lease violation. No statute sets a cure period for other lease violations; a lease tenant is served the notice the lease calls for, and a tenant at will can be given a no fault termination notice instead. (G.L. c.186 and lease terms)

Ending a tenancy without cause. A tenancy at will can be ended without a reason by written notice equal to the interval between rent payments or 30 days, whichever is longer. (G.L. c.186, section 12)

Filing the case

If the notice period runs out and the tenant has neither fixed the problem nor moved out, the next step is a court filing. Bring the lease, the notice, proof of how it was delivered and a ledger of what is owed.

Where the case is filed. Summary process cases can be filed in the Housing Court, which covers the whole state, or in the District Court where the property is located. (G.L. c.239 and G.L. c.185C)

Filing costs. Filing and service fees are set by the Trial Court and change from time to time; check the current fee schedule. (Trial Court fee schedule)

The response and the hearing

Courts look closely at the paperwork. Expect to show the notice, the proof of service and the rent ledger, and to answer any defense the tenant raises.

Tenant response time. The summons lists an entry date, and the tenant's written answer and any counterclaims are generally due shortly after that date under the summary process rules. (Uniform Summary Process Rules)

Judgment and getting possession back

Removal after judgment. Generally, after judgment, the execution issues once the appeal period passes, and a sheriff or constable gives written notice before moving the tenant out. (G.L. c.239)

What a landlord must not do

Until a court orders otherwise, the tenant keeps the right to live in the home, even after the notice runs out.

Self-help eviction. A landlord may not lock out a tenant, remove belongings or cut off utilities to force a move; possession can only be recovered through the court. (G.L. c.186, section 14 and G.L. c.184, section 18)

Recent changes to know about

Recent changes. Since August 1, 2025, a landlord or the landlord's agent can collect only first month's rent, last month's rent, a deposit and the cost of a new lock at the start of a tenancy, and a broker's fee must be paid by whoever hired the broker. (G.L. c.186, section 15B, as amended by the fiscal 2026 state budget (2025))

Timeline at a glance

Step	Typical time	Rule
Notice period for unpaid rent	14 days	G.L. c.186, sections 11 and 12
Notice period for a lease violation	Varies	G.L. c.186 and lease terms
Tenant response after the case is served	Set by the court	Uniform Summary Process Rules
From judgment to removal	Short waiting period	G.L. c.239
Whole case, uncontested	A few weeks	Court practice (estimate)

Real cases often take longer: holidays, a contested hearing or an appeal can add weeks.

Mistakes to avoid

• Demanding more than the rent actually owed in a notice for unpaid rent, for example by adding late fees or utilities.
• Counting the notice period wrong and filing a day too early.
• Taking partial rent after serving a notice without knowing how it affects the case.
• Keeping no proof of service. Write down who delivered the notice, how and when, and keep a copy.
• Trying to speed things up with a lockout, a utility shutoff or by moving belongings out.