Massachusetts Lockouts, Utility Shutoffs & Retaliation
Massachusetts rules on lockouts, utility shutoffs & retaliation for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-23.
Short answer: If a landlord or agent removes a tenant from the home or shuts the tenant out without a valid court order, the tenant may get back possession or end the lease and, either way, recover three months' rent or three times the damages suffered, plus court costs and reasonable attorney's fees… G.L. c. 186, §15F; G.L. c. 186, §14
The rules in Massachusetts
| Lockouts and illegal eviction | If a landlord or agent removes a tenant from the home or shuts the tenant out without a valid court order, the tenant may get back possession or end the lease and, either way, recover three months' rent or three times the damages suffered, plus court costs and reasonable attorney's fees (G.L. c. 186, §15F). A landlord who tries to regain possession by force without court process, or interferes with quiet enjoyment, also faces a fine or jail and liability for actual and consequential damages or three months' rent, whichever is greater (c. 186, §14). Lease clauses excusing the landlord are void. |
|---|---|
| Landlord shutting off utilities | A landlord who must supply water, hot water, heat, light, power, gas, elevator, telephone, janitor or refrigeration service and willfully fails to do so, interferes with another's supply of those services, or shifts utility payments to the tenant without the tenant's knowledge or consent, commits a crime (fine of $25 to $300 or up to 6 months in jail) and is liable for actual and consequential damages or three months' rent, whichever is greater, plus costs and reasonable attorney's fees. Courts may order the landlord to stop. Lease clauses waiving these rights are void, except for interruptions needed for repairs, natural causes beyond the landlord's control, or government restrictions. Source: G.L. c. 186, §14 |
| 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. Retaliation is also an eviction defense. Lease waivers are void. Source: G.L. c. 186, § 18 |
Related questions
Massachusetts vs. neighboring states
| State | Lockouts and illegal eviction | Landlord shutting off utilities | Landlord retaliation |
|---|---|---|---|
| Massachusetts | If a landlord or agent removes a tenant from the home or shuts the tenant out without a valid court order, the tenant may get back possession or end the lease and, either way, recover three months' rent or three times the damages suffered, plus court costs and reasonable attorney's fees (G.L. c. 186, §15F). A landlord who tries to regain possession by force without court process, or interferes with quiet enjoyment, also faces a fine or jail and liability for actual and consequential damages or three months' rent, whichever is greater (c. 186, §14). Lease clauses excusing the landlord are void. G.L. c. 186, §15F; G.L. c. 186, §14 | A landlord who must supply water, hot water, heat, light, power, gas, elevator, telephone, janitor or refrigeration service and willfully fails to do so, interferes with another's supply of those services, or shifts utility payments to the tenant without the tenant's knowledge or consent, commits a crime (fine of $25 to $300 or up to 6 months in jail) and is liable for actual and consequential damages or three months' rent, whichever is greater, plus costs and reasonable attorney's fees. Courts may order the landlord to stop. Lease clauses waiving these rights are void, except for interruptions needed for repairs, natural causes beyond the landlord's control, or government restrictions. G.L. c. 186, §14 | 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. G.L. c. 186, § 18 |
| Connecticut | A landlord or owner (or agent) who, without a court order, deprives a tenant of access to the unit or the tenant's belongings commits criminal lockout, a class C misdemeanor. A tenant who is put or held out of possession, or whose belongings are removed or held, may file an entry-and-detainer complaint with a Superior Court judge, and if the court finds the landlord entered or held the unit by force or otherwise caused that injury, the tenant may recover double damages and costs in a civil action. Conn. Gen. Stat. §§ 53a-214, 47a-43, 47a-46 | If a landlord who must supply heat, running water, hot water, electricity, gas or another essential service fails to do so (for reasons within the landlord's control), the tenant, after notice, may buy the service and deduct the reasonable cost from rent, or get reasonable substitute housing if service is not restored within 48 hours (immediately if the same failure recurs within six months), with rent abating for that period. If the failure is willful, the tenant may end the lease and recover the greater of two months' rent or double actual damages, and get back the deposit, prepaid rent and interest. The tenant may recover reasonable attorney's fees. Conn. Gen. Stat. § 47a-13 | Landlord may not sue for possession, raise rent, or reduce services within 6 months after the tenant in good faith: tries to remedy a code violation (including contacting officials or filing a fair rent commission complaint); triggers a municipal notice or order; requests repairs; files a § 47a-14h action; or organizes or joins a tenants' union. Exceptions include nonpayment, lease violations, and good-faith owner occupancy. Conn. Gen. Stat. §§ 47a-20, 47a-20a |
| New Hampshire | Self-help eviction is banned. A landlord may not willfully seize, hold, or otherwise deny a tenant access to the rented premises or to the tenant's property except through proper judicial process, and may not try to get around the court eviction procedure. The tenant may file a petition in district court; the court may order relief including an order stopping the conduct and damages. A violating landlord owes actual damages or $1,000, whichever is greater (2 to 3 times that amount if willful or knowing), plus costs and attorney's fees; if the landlord has re-let the unit or has a new tenant in it, damages for the unlawful lockout are at least $3,000. RSA 540-A:2, 540-A:3, II-III; RSA 540-A:4, VII-IX; RSA 358-A:10 | No. A landlord may not willfully cause, directly or indirectly, the interruption or termination of any utility service supplied to the tenant, including water, heat, light, electricity, gas, telephone, sewerage, elevator, or refrigeration, whether or not the landlord controls the service, except temporary interruptions during actual repairs or emergencies. The tenant may petition the district court (no filing fee), and a violating landlord owes actual damages or $1,000, whichever is greater (2 to 3 times that amount if willful or knowing), plus costs and reasonable attorney's fees. RSA 540-A:3, I; RSA 540-A:4; RSA 358-A:10 | Defense to eviction if retaliatory for: reporting (in good faith) a code or RSA 540-A violation to the landlord or an enforcement agency; filing an RSA 540-A action or using RSA 540:13-d; or meeting/organizing with other tenants. Rebuttable presumption of retaliation if the landlord evicts, raises rent, or substantially changes terms within 6 months of the protected act. RSA 540:13-a; RSA 540:13-b |
| New York | Self-help eviction is unlawful. Except under a warrant of eviction, other court order, or government vacate order, no one may evict or try to evict a lawful occupant of 30 days or more (or a leaseholder) by force or threat, by removing their belongings or the entrance door, by disabling or changing the lock without giving a key, or by other acts meant to force them out. Intentional violation is a class A misdemeanor, each violation carries a civil penalty of $1,000 to $10,000, and the owner must take reasonable steps to restore the occupant or face up to $100 a day more (up to six months). N.Y. RPAPL § 768 | No. It is unlawful to evict or try to evict an occupant who has lawfully occupied a dwelling unit for 30 consecutive days or more (or has a lease) by a course of conduct that interferes with the occupant's comfort, peace, or quiet, including interrupting or discontinuing essential services. Intentional violation is a class A misdemeanor, and each violation also carries a civil penalty of $1,000 to $10,000. Separately, a landlord or building staff who willfully fails to provide water, heat, light, power, elevator, telephone, or other service required by the lease commits a violation. N.Y. RPAPL § 768; N.Y. Real Prop. Law § 235 | Landlord may not serve a notice to quit, sue for possession, or substantially alter the tenancy (including refusing to renew or an unreasonable rent increase) because the tenant made a good-faith complaint to the landlord or a government agency about health/safety, habitability, or housing law violations, took good-faith action to enforce lease or legal rights, or joined a tenants' organization. Retaliation is presumed if the action occurs within one year after the protected act. N.Y. RPL § 223-b |
| Rhode Island | Self-help eviction is prohibited: a landlord may not retake the unit except after abandonment or surrender or through the court process in the landlord-tenant chapter. If a landlord unlawfully removes or locks out a tenant, the tenant may recover possession or end the lease and, either way, recover the greater of three months' rent or three times actual damages, plus reasonable attorney's fees. If the lease ends, the landlord must return the recoverable deposit and all prepaid rent. R.I. Gen. Laws §§ 34-18-44, 34-18-34 | A landlord may not take back a unit by cutting heat, running water, hot water, electricity, gas or another essential service. If the landlord willfully interrupts these services, the tenant may recover possession or end the lease and, either way, recover the greater of three months' rent or three times actual damages, plus reasonable attorney's fees. If the landlord willfully or negligently fails to supply them, the tenant may, after notice, buy the service and deduct the cost from rent, recover reduced-rent damages, or get substitute housing and owe no rent for that period, plus attorney's fees. R.I. Gen. Laws §§ 34-18-44, 34-18-34, 34-18-31 | Landlord may not raise rent, decrease services, or bring/threaten a possession action because the tenant complained to a code-enforcement agency, complained to the landlord about maintenance violations, organized or joined a tenants' union, or exercised other lawful rights. Retaliation is presumed if the tenant complained within 6 months before the landlord's action. R.I. Gen. Laws § 34-18-46 |
| Vermont | A landlord may not, directly or indirectly, deny a tenant access to and possession of the rental or the tenant's belongings except through proper court process. A tenant harmed by an illegal eviction may sue for an injunction (for example, to get back in), damages, costs and reasonable attorney's fees. A court may award the landlord attorney's fees if the tenant's suit was not in good faith and was frivolous or meant only to harass. 9 V.S.A. §§ 4463(b)-(c), 4464 | No. A landlord may not willfully cause, directly or indirectly, the interruption or termination of any utility service being supplied to the tenant, except temporary interruptions for emergency repairs. Vermont treats this as an illegal eviction. A tenant harmed by it may sue for an injunction, damages, costs and reasonable attorney's fees. 9 V.S.A. §§ 4463(a), 4464 | Landlord may not retaliate (by setting or changing lease terms, or by bringing or threatening an action) because a tenant complained to a government agency about a health/safety violation, complained to the landlord about a chapter 137 violation, or organized/joined a tenants' union. A termination notice (other than for nonpayment) served within 90 days after a state or municipal finding of a health or safety noncompliance is presumed retaliatory (rebuttable). 9 V.S.A. 4465 |
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Massachusetts Lockouts, Utility Shutoffs & Retaliation FAQ
Can a landlord change the locks without a court order in Massachusetts?
If a landlord or agent removes a tenant from the home or shuts the tenant out without a valid court order, the tenant may get back possession or end the lease and, either way, recover three months' rent or three times the damages suffered, plus court costs and reasonable attorney's fees (G.L. c. 186, §15F). A landlord who tries to regain possession by force without court process, or interferes with quiet enjoyment, also faces a fine or jail and liability for actual and consequential damages or three months' rent, whichever is greater (c. 186, §14). Lease clauses excusing the landlord are void. (G.L. c. 186, §15F; G.L. c. 186, §14)
Can a landlord shut off utilities in Massachusetts?
A landlord who must supply water, hot water, heat, light, power, gas, elevator, telephone, janitor or refrigeration service and willfully fails to do so, interferes with another's supply of those services, or shifts utility payments to the tenant without the tenant's knowledge or consent, commits a crime (fine of $25 to $300 or up to 6 months in jail) and is liable for actual and consequential damages or three months' rent, whichever is greater, plus costs and reasonable attorney's fees. Courts may order the landlord to stop. Lease clauses waiving these rights are void, except for interruptions needed for repairs, natural causes beyond the landlord's control, or government restrictions. (G.L. c. 186, §14)
Can a landlord retaliate against a tenant for complaining in Massachusetts?
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. (G.L. c. 186, § 18)
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.