Massachusetts Eviction Notice Overview
Massachusetts is a true 14-day notice state for non-payment of rent under M.G.L. c.186 §11. This is called a "14-Day Notice to Quit." Massachusetts requires landlords to give tenants 14 days’ notice before filing a summary process (eviction) action for non-payment. For lease violations, the notice period depends on the lease terms but is generally 30 days for tenancies at will. Massachusetts has one of the most tenant-protective eviction frameworks in the nation.
Massachusetts Housing Court, established in 1971, is a specialized court that handles all landlord-tenant disputes. The Housing Court has divisions in Boston (Eastern), Worcester (Central), Springfield (Western), and several other locations. Massachusetts’ eviction process is notably slow compared to other states, with contested cases often taking 3–6 months. The state provides extensive tenant protections including strong anti-retaliation laws, the implied warranty of habitability, and the right to withhold rent for code violations.
14 Days
Cure period
$195–$240
Housing Court filing
Written
Notice required
8–16 Wks
Total process
Massachusetts’ 14-Day Notice to Quit for Non-Payment
Under M.G.L. c.186 §11, when a tenant fails to pay rent, the landlord must serve a "14-Day Notice to Quit" demanding that the tenant either pay the rent owed or vacate within 14 days. If the tenant pays the full amount within 14 days, the notice is effectively nullified. For lease violations (other than non-payment), the required notice depends on the type of tenancy: leases generally require 30 days, and tenancies at will require 30 days (§12) or the rental period (whichever is longer).
Massachusetts Notice Periods
14-day notice to quit: Non-payment of rent (M.G.L. c.186 §11)
30-day notice: Lease violations for tenancies at will (M.G.L. c.186 §12)
Lease term governs: For fixed-term leases, the lease may specify the cure period
No-fault termination: 30 days or one rental period for tenancy at will
Immediate notice: Only for criminal activity in some circumstances
Common Violations Addressed by This Notice in Massachusetts
- Non-payment of rent (the primary use of the 14-day notice in MA)
- Unauthorized occupants or subletting
- Excessive noise or disturbances
- Property damage beyond normal wear
- Lease violations specified in the rental agreement
- Operating illegal businesses from the premises
Massachusetts Legal Requirements
Massachusetts courts require strict compliance with notice requirements. A deficient notice will result in dismissal of the eviction case, wasting time and filing fees. Here are the mandatory elements:
- Written Notice: Massachusetts requires the 14-Day Notice to Quit in writing
- Demand for Rent or Possession: State the exact amount of rent owed and demand payment within 14 days or surrender of possession
- Proper Tenant Names: Name all tenants on the lease and include the full property address
- No Waiver Language: Do not include language that could be construed as waiving the landlord’s rights
- Date and Signature: Date and sign the notice. Keep a copy for records
- No Retaliation: Ensure the notice is not retaliatory (M.G.L. c.186 §18, c.239 §2A)
Serving the Notice in Massachusetts
Proper service is critical in Massachusetts. The method of delivery determines when the notice period starts running and must be documented for court proceedings.
Personal Service
Hand the notice directly to the tenant or leave it at the tenant’s last and usual place of abode. Massachusetts courts prefer personal service for 14-Day Notices to Quit.
Certified or Registered Mail
Send via certified or registered mail. Massachusetts courts accept this as valid service for notices to quit.
Constable Service
Use a constable to serve the notice for the strongest proof of service in Housing Court.
Massachusetts Eviction Timeline
The complete eviction process in Massachusetts, from notice to physical removal, follows this general timeline for uncontested cases:
Massachusetts Eviction Fees & Costs
Below are the typical costs associated with the eviction process in Massachusetts. Fees may vary by county or court location.
| Cost Item | Amount |
|---|---|
| Housing Court Filing Fee | $195 – $240 |
| Constable Service of Summons | $40 – $80 |
| Execution Fee | $50 – $100 |
| Constable Lockout | $100 – $250 |
| Attorney Fees (Boston market) | $1,500 – $5,000 |
Sample Massachusetts Eviction Notice
Below is a preview of a Massachusetts-compliant eviction notice. The generated document includes all elements required under MA law.
14-DAY NOTICE TO QUIT FOR NON-PAYMENT OF RENT
STATE OF MASSACHUSETTS
Pursuant to M.G.L. c.186 §11
TO (TENANT):
Name: [Tenant Full Legal Name]
Address: [Massachusetts Property Address]
VIOLATION / GROUNDS:
[Detailed description of violation with dates]
DEMAND
You are hereby notified to quit and vacate the above premises within fourteen (14) days of this notice due to non-payment of rent in the amount of $____. If you pay the full amount owed within 14 days, this notice shall be void. Failure to pay or vacate will result in summary process proceedings in the Housing Court.