General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- There is no statewide limit on rent increases.
- A termination notice, rent increase or major change in terms within six months after a tenant complains, sues or joins a tenant group is presumed retaliatory, and the tenant can recover one to three months of rent or actual damages, whichever is more.
- 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.
Massachusetts has no rent increase cap. A fixed term lease locks the rent until it ends, and a tenant at will gets notice of at least a full rental period, or 30 days if longer, before a new rent applies.
Massachusetts rent increase notice at a glance
| Rule | Massachusetts | Law |
|---|---|---|
| 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) |
| Statewide cap on increases | There is no statewide limit on rent increases. | G.L. c.40P |
| Retaliation protection | A termination notice, rent increase or major change in terms within six months after a tenant complains, sues or joins a tenant group is presumed retaliatory, and the tenant can recover one to three months of rent or actual damages, whichever is more. | G.L. c.186, section 18 |
How much notice to give
Give the notice in writing, keep a copy and record how and when it was delivered.
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))
Fixed-term leases
During a fixed-term lease, rent usually stays as written until the term ends unless the lease itself allows an increase. Plan increases for the renewal.
Caps that limit the increase
Statewide cap on increases. There is no statewide limit on rent increases. (G.L. c.40P)
Rent control status. Rent control is banned statewide by a 1994 law approved by voters, so cities and towns cannot adopt it on their own. (G.L. c.40P (Rent Control Prohibition Act))
Timing and retaliation
Retaliation protection. A termination notice, rent increase or major change in terms within six months after a tenant complains, sues or joins a tenant group is presumed retaliatory, and the tenant can recover one to three months of rent or actual damages, whichever is more. (G.L. c.186, section 18)
Mistakes to avoid
- Raising rent during a fixed term without a clause that allows it.
- Sending the notice by text or email when the lease or the law calls for written delivery another way.
- Increasing rent right after a repair request or complaint.
- Not keeping proof of when the notice was delivered.
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General information, not legal advice.
Verify current law
We last checked these Massachusetts rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Massachusetts attorney about your situation.
Laws named on this page
- G.L. c.186 (tenancy at will notice)
- G.L. c.40P
- G.L. c.186, section 18
- G.L. c.40P (Rent Control Prohibition Act)
Official sources
Massachusetts forms for this topic
Letters and checklists for this topic
- Notice of Rent Increase · PDF or Word
- Rent Increase Letter · PDF or Word
- Lease Renewal Letter · PDF or Word
The parts people misread.
How much notice is needed to raise rent in Massachusetts?
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. Source: G.L. c.186 (tenancy at will notice).
Is there a cap on rent increases in Massachusetts?
There is no statewide limit on rent increases. Source: G.L. c.40P.
Can a rent increase count as retaliation in Massachusetts?
A termination notice, rent increase or major change in terms within six months after a tenant complains, sues or joins a tenant group is presumed retaliatory, and the tenant can recover one to three months of rent or actual damages, whichever is more. Source: G.L. c.186, section 18.