Massachusetts Residential Lease Agreement
Create a free Massachusetts lease with the state's rules built in — the correct deposit cap, entry-notice requirement, lawful late fees, and required disclosures. Fill in the form, preview the full lease, and download a ready-to-sign PDF.
Deposit limit
1 month's rent (the landlord may also collect last month's rent up front); interest-bearing
Return deadline
30 days
Entry notice
must be arranged in advance (no fixed hours); emergency entry allowed
Disclosures
3 states + federal lead
A free, state-compliant lease — but not legal advice.
This builds a complete Massachusetts residential lease with the state's deposit limit, entry-notice rule, and required disclosures built in. Read it carefully and have a lawyer review anything unusual. RecordingLaw.com is not a law firm.
Landlord & tenant
Property
Year built matters: pre-1978 buildings require the federal lead-paint disclosure, which this tool adds automatically. Leave blank if unsure — we'll include the federal lead notice to be safe.
Term & rent
Massachusetts late fees: no fee until rent is 30 days overdue; no statutory cap on the amount.
Security deposit
Massachusetts limit: 1 month's rent (the landlord may also collect last month's rent up front); interest-bearing. Return: 30 days.
Utilities
Who pays each utility.
Policies
Massachusetts compliance notes
Because the building was built before 1978 (or the year is blank), federal law requires you to give the tenant the EPA pamphlet “Protect Your Family From Lead in Your Home” and a signed lead disclosure. The Lead Warning Statement is included above.
Have every adult occupant sign and date. Massachusetts residential leases generally do not require a notary or witness. Keep a signed copy and give one to the tenant.
Or email yourself a copy (PDF)
RESIDENTIAL LEASE AGREEMENT (MASSACHUSETTS)
1. Parties
This Residential Lease Agreement (this “Lease”) is made between [LANDLORD NAME] (“Landlord”) and [TENANT NAME(S)] (“Tenant,” whether one or more), who agree as follows.
2. Premises
Landlord leases to Tenant the residential premises located at [PROPERTY ADDRESS], in Massachusetts (the “Premises”), for residential use only. The Premises shall be occupied only by the Tenant(s) named above.
3. Term
This Lease is for a fixed term beginning [START DATE] and ending [END DATE]. At the end of the term, unless renewed in writing, the tenancy converts to month-to-month, terminable on the notice required by Massachusetts law (30 days or one rental period, whichever is longer).
4. Rent
Tenant shall pay rent of $______ per month, due in advance on the 1st of each month. Rent is considered paid when actually received by Landlord.
5. Late Charges
Rent is due on the date stated above. Any late charge, if applicable, must comply with state law.
Under Massachusetts law, late fees are limited as follows: no fee until rent is 30 days overdue; no statutory cap on the amount. Any late charge in this Lease must not exceed what the law allows.
6. Security Deposit
Tenant shall pay a security deposit of $______, which Landlord holds as security for Tenant’s performance of this Lease.
Massachusetts law limits the security deposit to: 1 month's rent (the landlord may also collect last month's rent up front); interest-bearing. After the tenancy ends, Landlord must return the deposit, less lawful deductions and with an itemized statement, within 30 days.
7. Occupancy and Use
Tenant shall use the Premises only as a private residence, shall not disturb neighbors’ peaceful enjoyment, and shall comply with all applicable laws and any reasonable written rules provided by Landlord.
8. Utilities
Tenant is responsible for the following utilities and services: Electricity, Gas, Internet/cable, Heat.
Landlord is responsible for: Water/sewer, Trash.
9. Maintenance, Repairs, and Habitability
Landlord shall maintain the Premises in a habitable condition and make repairs required by law. (Massachusetts: implied warranty of habitability (State Sanitary Code); rent withholding allowed; no statutory repair-and-deduct.)
Tenant shall keep the Premises clean and sanitary, promptly notify Landlord of needed repairs, and not damage the Premises beyond normal wear and tear.
10. Landlord’s Right of Entry
Landlord may enter the Premises for inspections, repairs, or to show the unit, after giving Tenant the notice required by Massachusetts law: must be arranged in advance (no fixed hours); emergency entry allowed. In an emergency, Landlord may enter without notice.
11. Pets
No pets are permitted without Landlord’s prior written consent. This restriction does not apply to assistance or service animals required as a reasonable accommodation under fair-housing law.
12. Smoking
Smoking is prohibited inside the Premises and the building.
13. Subletting and Assignment
Tenant shall not sublet the Premises or assign this Lease without Landlord’s prior written consent.
14. Alterations
Tenant shall not make alterations, additions, or improvements to the Premises without Landlord’s prior written consent. Any permitted alterations become part of the Premises unless agreed otherwise.
15. Required Disclosures
LEAD WARNING STATEMENT (Federal): Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly, and is particularly harmful to young children and pregnant women. Landlord must disclose the presence of any known lead-based paint and hazards, provide the EPA pamphlet “Protect Your Family From Lead in Your Home,” and Tenant must sign an acknowledgment. Landlord has no knowledge of lead-based paint or hazards on the Premises.
Statement of condition (Massachusetts): Provide a separate written statement of the unit's present condition within 10 days of tenancy/deposit.
Security deposit receipt & bank disclosure (Massachusetts): Provide a deposit receipt and, within 30 days, the bank name/location and account number of the interest-bearing deposit account.
Fire insurance information (on request) (Massachusetts): On request, disclose within 15 days the insurer, coverage amount, and loss-payee for the unit's fire insurance.
16. Default and Remedies
If Tenant fails to pay rent or otherwise breaches this Lease, Landlord may pursue all remedies allowed by Massachusetts law, including serving the required notice and, if the default is not cured, beginning eviction (unlawful-detainer) proceedings.
17. Holdover
If Tenant remains after the term ends without a new written agreement, the tenancy becomes month-to-month on the same terms, terminable on the notice required by Massachusetts law (30 days or one rental period, whichever is longer).
18. Quiet Enjoyment
So long as Tenant complies with this Lease, Tenant may peaceably and quietly enjoy the Premises.
19. General Provisions
This Lease is governed by the laws of the State of Massachusetts and is the entire agreement between the parties, superseding prior understandings. It may be amended only in a writing signed by both parties. If any provision is unenforceable, the remaining provisions remain in effect. A waiver of one breach is not a waiver of any other.
SIGNATURES
Landlord: _______________________________ Date: ____________
Printed name: [LANDLORD NAME]
Tenant: _______________________________ Date: ____________
Printed name: [TENANT NAME]
LEAD-PAINT DISCLOSURE ACKNOWLEDGMENT (required for pre-1978 housing):
Tenant has received the Lead Warning Statement above and a copy of the EPA pamphlet "Protect Your Family From Lead in Your Home."
Tenant initials: ________ Landlord initials: ________
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Massachusetts Security Deposit Rules
In Massachusetts, the security deposit is limited to 1 month's rent (the landlord may also collect last month's rent up front); interest-bearing. After the tenancy ends, the landlord must return the deposit — with an itemized statement of any deductions — within 30 days. The generator states these terms in the lease and warns you if the deposit you enter exceeds the legal maximum.
Required Disclosures in Massachusetts
Massachusetts requires the following disclosures in or with a residential lease (a moderate-disclosure state), in addition to the federal lead-based-paint disclosure for pre-1978 buildings:
- Statement of condition — Provide a separate written statement of the unit's present condition within 10 days of tenancy/deposit. (M.G.L. c. 186, § 15B(2)(c))
- Security deposit receipt & bank disclosure — Provide a deposit receipt and, within 30 days, the bank name/location and account number of the interest-bearing deposit account. (M.G.L. c. 186, § 15B)
- Fire insurance information (on request) — On request, disclose within 15 days the insurer, coverage amount, and loss-payee for the unit's fire insurance. (M.G.L. c. 186, § 21)
Entry Notice, Late Fees & Termination in Massachusetts
Landlord entry: must be arranged in advance (no fixed hours); emergency entry allowed (emergencies excepted). Late fees: no fee until rent is 30 days overdue; no statutory cap on the amount. Month-to-month / termination notice: 30 days or one rental period, whichever is longer. Rent control: banned statewide since 1994 (M.G.L. c. 40P).
When a tenancy goes wrong, our Massachusetts eviction notice generator produces the correct notice, and the Massachusetts landlord-tenant laws guide covers repairs, habitability, and tenant rights in full. Source for the rules above: M.G.L. c. 186 (esp. 15B); c. 40P.
Frequently Asked Questions
How much can a Massachusetts security deposit be?
Massachusetts: 1 month's rent (the landlord may also collect last month's rent up front); interest-bearing. The deposit must be returned, with an itemized statement of any deductions, within 30 days.
What disclosures must a Massachusetts lease include?
Massachusetts requires: Statement of condition; Security deposit receipt & bank disclosure; Fire insurance information (on request). Every pre-1978 building also requires the federal lead-based-paint disclosure, which this generator adds automatically.
How much notice before a Massachusetts landlord can enter?
must be arranged in advance (no fixed hours); emergency entry allowed in Massachusetts. Emergencies require no notice. The generator states this rule in the lease.
Are late fees capped in Massachusetts?
no fee until rent is 30 days overdue; no statutory cap on the amount. The lease notes this so any late charge stays lawful.
Is a Massachusetts lease valid without a notary?
Yes — a residential lease is binding when the landlord and all adult tenants sign it; Massachusetts does not require a notary or witness for a standard residential lease.
Disclaimer
This generator provides a self-help document for general informational purposes only and is not legal advice. RecordingLaw.com is not a law firm. Landlord-tenant law changes and local ordinances (rent control, just-cause, extra disclosures) may add requirements; figures are current as of 2026-06-07. For a complex tenancy, consult a licensed Massachusetts attorney.