Massachusetts Security Deposit Law
Massachusetts rules on security deposits for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-23.
Short answer: Security deposit may not exceed one month's rent. At or before the start of a tenancy a landlord (or the landlord's agent) may require only: first full month's rent, last full month's rent (at the same rate as the first), a security deposit of up to one month's rent, and the purchase and… G.L. c. 186, § 15B(1)(b)
The rules in Massachusetts
| Security deposit limit | Security deposit may not exceed one month's rent. At or before the start of a tenancy a landlord (or the landlord's agent) may require only: first full month's rent, last full month's rent (at the same rate as the first), a security deposit of up to one month's rent, and the purchase and installation cost of a new lock and key. No other upfront charges (e.g., application, pet, or landlord-side broker fees) are allowed. The AG guide confirms that landlords may not charge upfront pet, broker, or application fees: https://www.mass.gov/guides/the-attorney-generals-guide-to-landlord-and-tenant-rights Source: G.L. c. 186, § 15B(1)(b) |
|---|---|
| Deposit return deadline | 30 days after the tenancy ends (end of a tenancy at will or end of the lease term). The landlord must return the deposit, or whatever balance remains, with any accrued interest. Allowed deductions are limited to: unpaid rent or water charges; unpaid real-estate-tax increases under a conforming tax-escalation clause; and the reasonable cost of repairing damage beyond normal wear and tear. On Aug. 1, 2025 the SJC held that tenants are not financially responsible for routine painting, carpet cleaning, or professional cleaning at move-out (described in an AG press release: https://www.mass.gov/news/ags-office-releases-advisory-on-new-law-banning-forced-renter-paid-broker-fees). Source: G.L. c. 186, § 15B(4) |
| Itemized deductions | To keep any part of the deposit for damage, the landlord must give the tenant, within 30 days after the tenancy ends, an itemized list of the damage. The list must be signed under the pains and penalties of perjury, describe the damage and repairs in precise detail, and include written evidence such as estimates, bills, invoices, or receipts. Move-in statement of condition: when the landlord takes a deposit, it must give a signed statement of condition on receipt of the deposit or within 10 days after the tenancy begins, whichever is later. The tenant has 15 days to return it with any disagreements (§ 15B(2)(c)). Damage listed on that statement cannot later be deducted from the deposit. Deposit records must be kept for 2 years (§ 15B(2)(d)). Source: G.L. c. 186, § 15B(4)(iii) |
| Interest on deposits | Yes. The deposit must be held in a separate, interest-bearing account at a bank located in Massachusetts, and it must be protected from the landlord's creditors. Within 30 days the tenant must receive a receipt naming the bank, the amount, and the account number. Interest is 5% per year, or the lower rate the bank actually paid, and it is paid to the tenant each year. Prepaid last month's rent also earns 5% per year, paid annually. If the tenant does not receive the interest or an annual notice within 30 days after the end of each tenancy year, the tenant may deduct the interest from the next rent payment. If the tenancy ends before an anniversary, accrued interest is due within 30 days. Failure to pay interest owed on last month's rent within 30 days after termination exposes the landlord to 3x the interest, plus costs and attorney's fees. |
| Penalty for withholding | Three times the deposit (or the balance owed), plus 5% interest from the date payment was due, court costs, and reasonable attorney's fees. This applies to the failures listed in § 15B(6)(a), (d) and (e), including failing to return the deposit (or balance) within 30 days. The landlord also forfeits the right to keep any part of the deposit if it, for example, misses the 30-day itemized-list deadline or does not hold the deposit in a separate Massachusetts interest-bearing account. Lease clauses that conflict with § 15B, and tenant waivers of its protections, are void (§ 15B(8)). Source: G.L. c. 186, § 15B(6)-(7) |
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Related questions
- How long does a landlord have to return a security deposit?
- How much can a landlord charge for a security deposit?
- What can a landlord charge for at move-out (cleaning, painting, carpet)?
Massachusetts vs. neighboring states
| State | Security deposit limit | Deposit return deadline | Itemized deductions |
|---|---|---|---|
| Massachusetts | Security deposit may not exceed one month's rent. At or before the start of a tenancy a landlord (or the landlord's agent) may require only: first full month's rent, last full month's rent (at the same rate as the first), a security deposit of up to one month's rent, and the purchase and installation cost of a new lock and key. No other upfront charges (e.g., application, pet, or landlord-side broker fees) are allowed. G.L. c. 186, § 15B(1)(b) | 30 days after the tenancy ends (end of a tenancy at will or end of the lease term). The landlord must return the deposit, or whatever balance remains, with any accrued interest. G.L. c. 186, § 15B(4) | To keep any part of the deposit for damage, the landlord must give the tenant, within 30 days after the tenancy ends, an itemized list of the damage. The list must be signed under the pains and penalties of perjury, describe the damage and repairs in precise detail, and include written evidence such as estimates, bills, invoices, or receipts. G.L. c. 186, § 15B(4)(iii) |
| Connecticut | 2 months' rent; 1 month's rent if the tenant is 62 or older. A tenant who turns 62 after paying more than one month's rent can ask for the excess back. Conn. Gen. Stat. § 47a-21(b) | 21 days after the tenancy ends, or 15 days after the landlord receives the tenant's written forwarding address, whichever is later. Conn. Gen. Stat. § 47a-21(d)(2) | Landlord must return the full deposit plus interest, or the balance after deductions together with a written statement itemizing the nature and amount of each damage, within the § 47a-21(d)(2) deadline. Conn. Gen. Stat. § 47a-21(d)(2) |
| New Hampshire | One month's rent or $100, whichever is greater. RSA 540-A:6, I(a) | Within 30 days after the tenancy ends. RSA 540-A:7, I | Yes. Written, itemized list of damages beyond reasonable wear and tear, describing each repair with satisfactory evidence it was or will be done (receipts, estimates, invoices); unpaid rent or other charges must be itemized with the period covered. RSA 540-A:7 |
| New York | One month's rent N.Y. Gen. Oblig. Law § 7-108(1-a)(a) | 14 days after the tenant vacates N.Y. Gen. Oblig. Law § 7-108(1-a)(e) | Itemized statement showing the basis for any amount retained, within 14 days of move-out. Deductions limited to reasonable, itemized costs for unpaid rent, damage beyond normal wear and tear, unpaid utilities, and moving/storage of tenant belongings. Tenant may request a pre-move-out inspection, after which the landlord must give an itemized list of proposed repairs/cleaning. N.Y. Gen. Oblig. Law § 7-108(1-a)(b), (d), (e) |
| Rhode Island | One month's periodic rent. A separate furniture deposit (also capped at one month's rent) is allowed only for furnished units whose furniture has a replacement value of $5,000 or more. R.I. Gen. Laws § 34-18-19(a), (e) | 20 days after the latest of: termination of tenancy, delivery of possession, or the tenant providing a forwarding address. R.I. Gen. Laws § 34-18-19(b) | Written itemized notice of deductions sent with the refund. Allowed deductions: unpaid accrued rent, reasonable cleaning, reasonable trash disposal, and damage beyond normal wear and tear caused by the tenant. R.I. Gen. Laws § 34-18-19(b) |
| Vermont | No statutory cap. 9 V.S.A. 4461 | Within 14 days from the date the landlord learns the tenant vacated (or from the move-out date if the tenant gave notice of it); 60 days for seasonal rentals not intended as a primary residence. 9 V.S.A. 4461(c) | Required: written itemized statement of the reasons for any amount withheld, sent with any balance within 14 days. 9 V.S.A. 4461(c) |
City rules that may add to state law
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Massachusetts Security Deposit Law FAQ
How much can a landlord charge for a security deposit in Massachusetts?
Security deposit may not exceed one month's rent. At or before the start of a tenancy a landlord (or the landlord's agent) may require only: first full month's rent, last full month's rent (at the same rate as the first), a security deposit of up to one month's rent, and the purchase and installation cost of a new lock and key. No other upfront charges (e.g., application, pet, or landlord-side broker fees) are allowed. (G.L. c. 186, § 15B(1)(b))
How long does a landlord have to return a security deposit in Massachusetts?
30 days after the tenancy ends (end of a tenancy at will or end of the lease term). The landlord must return the deposit, or whatever balance remains, with any accrued interest. (G.L. c. 186, § 15B(4))
Does a landlord in Massachusetts have to give an itemized list of deposit deductions?
To keep any part of the deposit for damage, the landlord must give the tenant, within 30 days after the tenancy ends, an itemized list of the damage. The list must be signed under the pains and penalties of perjury, describe the damage and repairs in precise detail, and include written evidence such as estimates, bills, invoices, or receipts. (G.L. c. 186, § 15B(4)(iii))
Does a landlord have to pay interest on a security deposit in Massachusetts?
Yes. The deposit must be held in a separate, interest-bearing account at a bank located in Massachusetts, and it must be protected from the landlord's creditors. Within 30 days the tenant must receive a receipt naming the bank, the amount, and the account number. Interest is 5% per year, or the lower rate the bank actually paid, and it is paid to the tenant each year. Prepaid last month's rent also earns 5% per year, paid annually. (G.L. c. 186, § 15B(2)(a), (3)(a)-(b))
What happens if a landlord in Massachusetts wrongfully keeps a security deposit?
Three times the deposit (or the balance owed), plus 5% interest from the date payment was due, court costs, and reasonable attorney's fees. This applies to the failures listed in § 15B(6)(a), (d) and (e), including failing to return the deposit (or balance) within 30 days. The landlord also forfeits the right to keep any part of the deposit if it, for example, misses the 30-day itemized-list deadline or does not hold the deposit in a separate Massachusetts interest-bearing account. (G.L. c. 186, § 15B(6)-(7))
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.