Massachusetts Residential Lease Agreement
A free Massachusetts lease template, plus what Massachusetts law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Massachusetts requires
| Statement of condition (move-in) | Within 10 days after the tenancy begins or the deposit is received, whichever is later, a landlord who takes a security deposit must give the tenant a separate written statement of the unit's condition listing existing damage and code violations. The top of the first page must carry the statutory notice in 12-point boldface, which begins: 'This is a statement of the condition of the premises you have leased or rented. You should read it carefully in order to see if it is correct...' The tenant has 15 days to sign and return it or attach a separate signed list of damage; the landlord must then reply within 15 days agreeing or stating disagreement in writing. Applies to: tenancies with a security deposit Source: M.G.L. c. 186, § 15B(2)(c) |
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| Security deposit receipt | On receiving a security deposit, the landlord must give a signed receipt stating the amount, the date, who received it and the premises. Applies to: tenancies with a security deposit Source: M.G.L. c. 186, § 15B(2)(b) |
| Deposit bank account receipt | The deposit must be held in a separate, interest-bearing account in a Massachusetts bank, beyond the reach of the landlord's creditors. Within 30 days after receiving it, the landlord must give the tenant a receipt naming the bank, its location, the amount and the account number. If not, the tenant is entitled to immediate return of the deposit. Applies to: tenancies with a security deposit Source: M.G.L. c. 186, § 15B(3)(a) |
| Last month's rent receipt | A landlord who collects last month's rent in advance must give a receipt at the time of payment stating the amount, date, purpose, recipient and premises, noting the tenant's right to interest, and asking for a forwarding address. Applies to: tenancies where last month's rent is prepaid Source: M.G.L. c. 186, § 15B(2)(a) |
| Lead paint notification | Massachusetts adds its own lead rule. Before the tenancy agreement is entered into, the owner must give the prospective tenant the state lead notification brochure and form, a copy of the most recent lead inspection report, letter of interim control, letter of full compliance or abatement plan for the unit and common areas, and two copies of a certification that the tenant received these materials (one for each party). The certification may be included as a provision in a written lease. The owner must also disclose any known lead paint. Applies to: residential rentals covered by the Massachusetts lead law Source: M.G.L. c. 111, § 197A |
| Fire insurance information | Within 15 days after a written request from a tenant, the landlord must disclose in writing each insurer covering the property against fire, the amount of coverage, and who would be paid for a loss. Lease clauses waiving this are void; fine up to $500. Applies to: all residential rentals (on request) Source: M.G.L. c. 186, § 21 |
Terms Massachusetts law requires or controls
| Move-in charges limited | Before or at the start of a tenancy, the landlord may require only the first month's rent, last month's rent (at the same rate), a security deposit of no more than one month's rent, and the cost of a new lock and key. Under rules the state housing office may adopt, a fee in place of a deposit is allowed only if the lease states whether it is refundable, the tenant agrees in writing, either side may choose a regular deposit instead, it is offered to all approved applicants, and fees plus any deposit never exceed one month's rent. Applies to: all residential tenancies Source: M.G.L. c. 186, § 15B(1)(b) |
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| Broker fees | Since August 1, 2025, a rental broker may represent only one side, and any broker fee may be paid only by the party (landlord or tenant) who originally hired the broker and signed a contract with them. Applies to: rentals arranged through a broker Source: M.G.L. c. 112, § 87DDD½ |
| Reciprocal attorney fees | If a residential lease lets the landlord recover attorney fees and costs from the tenant, the law implies a matching duty: the landlord must pay the tenant's reasonable fees when the landlord fails to perform its lease obligations or the tenant successfully defends a suit brought by the landlord. Waivers are void. Applies to: leases with attorney-fee clauses Source: M.G.L. c. 186, § 20 |
| Annual deposit interest | For a deposit held a year or more, the landlord must pay interest each year at 5% (or the lower rate the bank paid) and send an annual statement with the bank details, deposit amount and interest owed. Prepaid last month's rent also earns interest. Applies to: tenancies with a security deposit or prepaid last month's rent |
Clauses that are void in Massachusetts
| Late fees before 30 days | A lease may not impose interest or a penalty for late rent unless the rent is more than 30 days overdue. Applies to: all residential leases Source: M.G.L. c. 186, § 15B(1)(c) |
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| Broad landlord entry | A lease may not let the landlord enter before the tenancy ends except to inspect, make repairs, show the unit to prospective tenants, buyers, lenders or their agents, under a court order, if the unit appears abandoned, or to inspect for deposit damage in the last 30 days of the tenancy or after notice to end it. Applies to: all residential leases Source: M.G.L. c. 186, § 15B(1)(a) |
| Extra advance rent or deposit later | After the tenancy begins, the landlord (or a new owner) may not demand rent in advance beyond the current month or a deposit above the legal limit. Applies to: all residential leases Source: M.G.L. c. 186, § 15B(1)(d) |
| Waiving deposit law | Any lease provision conflicting with the security deposit and last-month's-rent law, and any tenant waiver of its protections, is void. Applies to: all residential leases Source: M.G.L. c. 186, § 15B(8) |
| Indemnity and exculpation | A lease clause requiring the tenant to indemnify the landlord, or releasing the landlord from liability, for injury, loss or damage caused by the landlord's negligence, omission or misconduct in the unit or shared areas (elevators, stairways, hallways) is void. Applies to: all residential leases Source: M.G.L. c. 186, § 15 |
| One-sided attorney fees | A lease clause waiving the tenant's implied right to recover attorney fees where the landlord has such a right is unenforceable. Applies to: leases with attorney-fee clauses Source: M.G.L. c. 186, § 20 |
Format and delivery rules
| Signed copy within 30 days | After the tenant signs a lease, the landlord must deliver a copy signed by the landlord to the tenant within 30 days. Fine up to $300; lease clauses waiving this are void. Applies to: all written residential leases Source: M.G.L. c. 186, § 15D |
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| Condition statement type size | The required notice at the top of the statement of condition must be in 12-point boldface type. Applies to: tenancies with a security deposit Source: M.G.L. c. 186, § 15B(2)(c) |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Massachusetts law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Massachusetts law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Massachusetts law (G.L. c. 186, § 15B(1)(c)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Massachusetts limit (G.L. c. 186, § 15B(1)(b)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Massachusetts law sets (G.L. c. 186, § 15B(4)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Massachusetts law requires (G.L. c. 186, § 15B(1)(a)), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Massachusetts law requires.
14. Move-in charges limited. (Write this clause to meet Massachusetts law: see "Move-in charges limited" above (M.G.L. c. 186, § 15B(1)(b)).)
15. Broker fees. (Write this clause to meet Massachusetts law: see "Broker fees" above (M.G.L. c. 112, § 87DDD½).)
16. Reciprocal attorney fees. (Write this clause to meet Massachusetts law: see "Reciprocal attorney fees" above (M.G.L. c. 186, § 20).)
17. Annual deposit interest. (Write this clause to meet Massachusetts law: see "Annual deposit interest" above (M.G.L. c. 186, § 15B(2)(a), (3)(b)).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Massachusetts law: Statement of condition (move-in); Security deposit receipt; Deposit bank account receipt; Last month's rent receipt; Lead paint notification; Fire insurance information. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.