Massachusetts 3-Day Eviction Notice Overview
Massachusetts Does Not Use 3-Day Notices
Massachusetts requires a 14 Days notice under MGL c.186 s.11. A 3-day notice is not valid in Massachusetts.
Massachusetts landlord-tenant law is primarily found in MGL Chapters 186 (general landlord-tenant), 186A (security deposits), and 239 (summary process). The 14-day notice to quit for non-payment is one of the longest in the country. Massachusetts Housing Courts have jurisdiction over eviction cases and are known for being thorough in protecting tenant rights. The state also has strong anti-retaliation and security deposit laws.
14 Days
Notice period
$175-$240
Filing fee
MGL
Governing law
6-12 Wks
Court process
Massachusetts's Actual Notice Period
Massachusetts requires a 14 days notice under MGL c.186 s.11. Using the wrong notice period is one of the most common grounds for dismissal in Housing Court.
14 Days Notice (MGL c.186 s.11)
The landlord must deliver a written notice giving the tenant the required time to pay rent or vacate. The notice must state the exact amount of past-due rent. If the tenant pays in full within the notice period, the notice is void and the tenancy continues.
Massachusetts Legal Requirements
- Written Notice: Must be in writing under Massachusetts law
- Rent Amount: State the exact dollar amount of past-due rent owed
- Notice Period: Allow 14 days for the tenant to pay or vacate
- Property Address: Include the complete rental property address
- Tenant Names: Include all tenants named on the lease agreement
- Proper Service: Use an approved service method under Massachusetts law
How to Serve an Eviction Notice in Massachusetts
Personal Delivery
Hand the notice directly to the tenant. Use a witness or process server to document delivery
Posting and Mailing
If personal delivery fails, post the notice on the door and mail a copy by certified or first-class mail
Wait the Full Notice Period
Allow the full 14 days to pass. The day of service does not count as day one
File in Housing Court
After the notice period expires without payment, file the eviction complaint with proof of service
Massachusetts Eviction Timeline
After the notice period expires, the landlord files in Housing Court. The court issues a summons and schedules a hearing, typically within 7 to 21 days. If the landlord prevails, the court enters a judgment for possession, and the sheriff or constable executes the writ.
Total timeline from initial notice to physical removal is typically 6-12 wks for uncontested cases. Contested cases with defenses, counterclaims, or appeals can add several weeks to the process.
Massachusetts Court Fees & Costs
| Fee / Cost | Typical Amount |
|---|---|
| Court Filing Fee | $175-$240 |
| Service of Process | $25 - $75 |
| Writ of Possession | $30 - $75 |
| Attorney Fees (if hired) | $500 - $2,500 |
Sample Massachusetts Eviction Notice
Below is a preview of a Massachusetts-compliant notice under MGL c.186 s.11.
14 DAYS NOTICE TO PAY RENT OR VACATE
STATE OF MASSACHUSETTS
Pursuant to MGL c.186 s.11
TO TENANT(S):
Name: [Tenant Full Name]
PREMISES:
Address: [Address, City, MA ZIP]
RENT DUE:
$[Amount] for [Period]
MASSACHUSETTS COMPLIANCE
This notice complies with MGL c.186 s.11 requiring a 14 Days notice period.