Massachusetts Repair Request Letter to Landlord
A free Massachusetts repair request letter to landlord that follows Massachusetts law. Fill in the boxes, check the rules below, then print or copy it. Keep a copy and proof of how you sent it.
What Massachusetts law says
| Repair and deduct | Yes, with conditions. A board of health or code enforcement agency must certify a code violation that may endanger or materially impair health, safety, or well-being, or a court must find one, and the owner must receive written notice. If the owner does not begin repairs (or contract for them) within 5 days, or does not substantially complete them within 14 days, the tenant may make the repairs and deduct the cost from future rent, up to 4 months' rent in any 12-month period (or the period of occupancy, if shorter). Alternatively, the tenant may treat the lease as terminated, pay only the fair value of use and occupancy, and move out within a reasonable time. Source: G.L. c. 111, § 127L |
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| Withholding rent | Yes. In an eviction for nonpayment, or a no-fault eviction, the tenant may raise code violations, breach of warranty, or breach of the rental agreement as a defense and counterclaim, if: the landlord knew of the conditions before the tenant fell behind; the tenant or household did not cause them; and they can be fixed without vacating the unit. While the case is pending, the court may require the tenant to pay the fair value of use and occupancy, less any counterclaim award, into court. If the tenant's award equals or exceeds the landlord's, the landlord gets no possession. If the landlord's award is larger, the tenant keeps possession by paying the balance, with interest and costs, within one week of written notice from the court. Source: G.L. c. 239, § 8A |
| Landlord retaliation | Prohibited. Protected acts include: pursuing a court or agency action to enforce housing laws; reporting suspected health, building, or housing code violations to the board of health or a similar agency, or complaining in writing to the landlord; organizing or joining a tenants' union; and certain c. 164 § 124D and c. 183A rent-payment rights. A termination notice (other than for nonpayment), a rent increase, or a substantial change in lease terms within 6 months after protected activity is presumed retaliatory. The landlord can rebut the presumption only by clear and convincing evidence. Damages: at least 1 and up to 3 months' rent, or actual damages if greater, plus costs and reasonable attorney's fees. Source: G.L. c. 186, § 18 |
| Heat | Yes. The owner must heat every habitable room and bathroom from September 15 through May 31: at least 68°F from 7:00 a.m. to 11:00 p.m. and at least 64°F from 11:01 p.m. to 6:59 a.m. Temperature is measured 5 feet above the floor, more than 5 feet from an exterior wall. A local board of health may shorten the season, ending it no earlier than May 15 or starting it no later than September 30. Failure to provide required heat is a condition deemed to endanger health or safety. |
| Mold | Yes, under the State Sanitary Code. Owners must keep buildings and structural elements watertight and free from excess moisture or the appearance of mold. After leaks or flooding, the owner must dry all surfaces within 48 hours of being notified or of the end of the event, whichever is sooner. No room may be used for habitation if it is subject to excess moisture. Code violations are enforced by the local board of health, and any violation not otherwise listed is deemed a condition that may endanger health or safety. Occupants must use building elements with reasonable care. No statute requires mold disclosure to tenants. |
Fill in your letter
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To: [landlord or manager name], [landlord address]
From: [your name], tenant at [rental address]
I am asking you to repair the following problems at my rental: [describe each problem, where it is, and when it started].
I first reported this on [date first reported] by [phone, text, email, portal or letter].
Please make these repairs by [date]. You may enter to make repairs after giving the notice required by law; times that work for me: [access times].
Massachusetts law protects tenants from retaliation for asking for repairs (G.L. c. 186, § 18).
Date: [today's date]
Tenant: [your name]
Signature: ____________________
How to send it: use a method you can prove — certified mail with return receipt, or email/text if your lease allows notices that way. Write down the date.
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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.