From start to finish, an eviction in Massachusetts can be completed in 1 to 4 months, depending on the reason for eviction and whether the tenant contests it.
Grounds for an Eviction in Massachusetts
In Massachusetts, a landlord cannot legally evict a tenant without cause. Legal reasons to evict include:
- Not paying rent
- Staying after the lease ends
- Violating lease terms
- Committing illegal activity
Depending on the grounds for eviction, the landlord must give proper notice and provide the tenant a chance to cure the violation.
| Grounds | Notice Period | Curable? |
|---|---|---|
| Nonpayment of Rent | 14 Days | Yes |
| End of Lease or No Lease | 30 Days | No |
| Lease Violation | 7 Days | No |
| Illegal Activity | 7 Days | No |
Nonpayment of Rent
In Massachusetts, a landlord can evict a tenant for not paying rent on time. To do so, they must first give 14 days’ notice to vacate the premises.
According to Massachusetts law, rent is considered late the day after it’s due; however, landlords are not allowed to assess a late fee or charge interest on the unpaid rent until 30 days after the rent is due. There is no right to a legal grace period (i.e., five days) or exceptions for weekends or court-observed holidays.
If rent is due on March 1st, it will be considered late starting on March 2nd, unless the lease specifically states there is a grace period. However, the landlord will not be allowed to assess a late fee until April 1st.
End of Lease or No Lease
In Massachusetts, a landlord can evict a tenant who does not have a lease (“tenant at will”) or has a lease that has terminated and continues to remain on the premises (“holdover tenant”). To do so, they must first terminate the tenancy by giving a proper 30-days’ notice to move out.
Once the tenancy ends, if the tenant remains on the property, the landlord can move forward and file an eviction lawsuit.
Lease Violations
In Massachusetts, a landlord can evict a tenant for violating their lease or failing to uphold their responsibilities under Massachusetts law
Massachusetts landlords are not required to allow tenants to cure these types of violations and may provide them a 7 days’ notice to vacate. The tenant is not allowed to fix the issue and must vacate the rental unit.
Tenant responsibilities include:
- Keeping the property safe and habitable
- Accepting responsibility for any damage caused by the tenant beyond “normal wear and tear”
Typical lease violations include:
- Negligently or deliberately damaging the rental property
- Having too many people residing in the rental unit
- Having a pet when there’s a no-pet policy or violating any other rules set forth in the lease
If the tenant does not fix the issue or move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.
Illegal Activity
In Massachusetts, a landlord can evict a tenant for committing illegal activity on the premises. To do so, the landlord must first serve the tenant a notice to vacate. The tenant does not have the option to fix the issue and must move out within the 3-day period
Examples of illegal activity in Massachusetts include:
- Prostitution
- Homicide
- Illegal keeping or sale of alcohol
- Illegal possession, sale or manufacture of controlled substances
- Illegal possession of a weapon
- Possession, use of an explosive or incendiary device
- A crime that involves the threat or use of force or violence
If the tenant does not move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.
Illegal Evictions in Massachusetts
In Massachusetts, there are a few different types of eviction actions that are illegal. If proven in court, the landlord could be liable for certain damages such as attorney’s fees.
“Self Help” Evictions
A landlord is not allowed to attempt to forcibly remove a tenant by:
- Changing the locks
- Shutting off utilities
- Removing tenant belongings
A tenant can only be legally removed with a court order obtained through the formal eviction process.
Retaliatory Evictions
It is illegal for a landlord to evict a tenant in response to exercising a legally protected right. These rights include:
- Complaining to the landlord about an issue with the property
- Contacting a local or government agency about an issue with the property
- Joining, supporting or organizing a tenant union or organization
- Pursuing legal action against the landlord
- Withholding rent for a legally acceptable reason
In Massachusetts, all evictions follow the same process:
- Landlord serves tenant with written notice of violations
- Landlord files complaint with the court due to unresolved violations
- Court holds a hearing and issues a judgment
- Writ of Execution is issued
- Possession of property is returned to landlord
Step 1: Landlord Serves Notice To Tenant
A landlord can begin the eviction process in Massachusetts by serving a tenant with written notice to quit. In the notice, a landlord must specify the exact reason for terminating the tenancy.
Massachusetts landlords may deliver a written eviction notice by any method which results in actual notice to the tenant. The burden of proof is on the landlord to prove delivery. These are some common methods for notice delivery in Massachusetts:
- Hand delivery to the tenant
- Delivery by registered or certified mail, with the tenant’s signature used as proof of delivery
- Delivery by constable or sheriff
Mailed notice extends a notice period by three (3) calendar days, to account for variable delivery times.
14-Day Notice To Quit
A landlord must first serve a 14-Day Notice To Quit before evicting a tenant for nonpayment of rent in Massachusetts. A tenant can prevent an eviction by paying the rent before the answer is due in court.
The 14-Day Notice To Quit must state that the tenant has failed to pay rent on time and that the tenant has the right to “cure” the non-payment by paying the rent in full.
Massachusetts law gives a tenant with a pending application for emergency rental assistance the right to delay eviction for nonpayment of rent until the application is approved or denied.
7-Day Notice To Vacate
In Massachusetts, a landlord must issue a 7-Day Notice To Vacate before evicting a tenant who commits a lease violation or illegal activity.
Massachusetts law does not specify the notice period for tenants with written leases. A lease agreement will often indicate what type of notice is required in this situation.
30-Day Notice To Vacate
A landlord must serve a month-to-month tenant or a tenant without a lease a 30-Day Notice To Vacate to end the tenancy. This notice allows the tenant 30 days to move out (including weekends and holidays).
However, for tenants that don’t pay monthly, the amount of notice differs:
| Rent Payment Frequency | Notice Needed |
| Week-to-Week | No statute |
| Month-to-Month | 30 Days |
| Quarter-to-Quarter | No statute |
| Year-to-Year | Same amount as average payment interval (normally 3 months) |
Step 2: Landlord Files Lawsuit with Court
In the state of Massachusetts, filing a complaint with the court costs $120-$180 depending on whether the case is filed in Housing Court, District Court, or Boston Municipal Court.
A copy of the summons and complaint must be served on the tenant 7-30 days prior to the date the landlord files the eviction paperwork with the court by the sheriff, deputy sheriff, special sheriff, or a person appointed by the court to serve process, through one of the following methods:
- Giving a copy to the tenant in person
- Leaving a copy at the tenant’s residence
- Delivering a copy via first class mail with signature return receipt
The summons and complaint must be served on the tenant at least 7, but not more than 30 days prior to the landlord’s filing eviction paperwork with the court.
Step 3: Court Holds Hearing and Issues Judgment
Cases in Massachusetts are “entered” only on Mondays, meaning all required paperwork will be filed on that day. The eviction hearing must be held on the second Thursday, second Friday, second Monday, third Tuesday, or the third Wednesday after the entry date, which is typically 10-16 days later.
Tenants are not required to file a formal, written answer to the landlord’s complaint to attend the eviction hearing. If tenants do choose to file a written answer, it must be done within 7 day of the entry date. The 7 days is also the deadline for tenants who are being evicted for nonpayment of rent to pay all past-due rent in full in order to avoid being evicted.
If the tenant fails to appear for the hearing (even if they filed a written answer), the judicial officer will issue a default judgment in favor of the landlord.
If the tenant appears, but didn’t file a written answer, the hearing will be postponed for 7 days. The eviction hearing will also be postponed for 7 days if the landlord fails to attend the hearing, but the tenant does appear.
If the judge rules in favor of the landlord, a writ of execution will be issued, and the eviction process will continue.
The hearing must be held 10-16 days after the entry date. If the landlord fails to appear, or the tenant appears but didn’t file a written answer, this will add another 7 days to the process.
Step 4: Writ of Execution Is Issued
The writ of execution is the tenant’s final notice to leave the rental unit and allows them the opportunity to remove their belongings before the sheriff or constable returns to the property to forcibly remove the tenant.
If the court has ruled in the landlord’s favor, the landlord will ask the court to issue a writ of execution. The writ cannot be issued until 10 days after the date of the entry of judgment. On the 11th day, the landlord may send a written request for the writ of execution to the clerk’s office.
This means that tenants will have at least 10 days after the court ruling to move out of the rental unit before they are forcibly removed. The writ of execution must be used within three months to be valid.
The writ of execution can be issued 10 days after the ruling in favor of the landlord.
Step 5: Possession of Property is Returned
Only sheriffs and constables are able to remove a tenant, they are required to give tenants 48 hour to vacate the property before they return to forcibly remove the tenant from the rental unit.
However, a writ of execution cannot be delivered to tenants on weekends, holidays, after 5 p.m. on a weekday, or before 9 a.m. on a weekday.
Tenants may request a 6-12 month stay of execution. Meaning, that the court has postponed the eviction due to reasons that were not the tenant’s fault. If granted, the judicial officer will postpone the eviction for a maximum of 12 months if the tenant is over the age of 60 or has a handicap (as defined in Massachusetts state law) or for a maximum of six months in all other cases.
Tenants will be given 48 hours to move out of the rental unit before they are forcibly removed from the property; a stay of execution will add up to 6-12 months to the process.
Massachusetts Eviction Process Timeline
In Massachusetts, an eviction can be completed in 1 to 4 months but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Massachusetts eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
| Initial Notice Period | 7-30 Calendar Days |
| Court Issuing Summons | 1 Business Day |
| Court Serving Summons | 7-30 Business Days |
| Tenant Response Period | 7 Business Days Before the Hearing |
| Court Ruling | 1 Business Day |
| Court Serving Writ of Execution | 10 Business Days |
| Final Notice of Eviction | 48 Hours |
Flowchart of Massachusetts Eviction Process
Massachusetts Eviction Court Fees
The total cost of an eviction in Massachusetts for all filing, court, and service fees varies heavily based upon which court the eviction lawsuit is filed in. For cases filed in District Court, the average cost is $465. For cases filed in District Court or Boston Municipal Court the average cost is $525.
| Fee | Housing | District/ Boston Municipal |
| Initial Court Filing | $145 | $205 |
| Summons Service | ~$20+ | ~$20+ |
| Writ of Execution Enforcement | $300+ | $300+ |
| Notice of Appeal (Optional) | $180 | $180 |
Sources
- 1 MA Gen L ch 186 § 11 (2020)
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Upon the neglect or refusal to pay the rent due under a written lease, fourteen days’ notice to quit, given in writing by the landlord to the tenant, shall be sufficient…unless the tenant, on or before the day the answer is due, in an action by the landlord to recover possession of the premises, pays or tenders…all rent then due…
- 2 MA Gen L ch 186 §15B (2020)
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(1)(c) No lease or other rental agreement shall impose any interest or penalty for failure to pay rent until thirty days after such rent shall have been due.
- 3 MA Gen L ch 186 § 13 (2020)
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Whenever a tenancy at will…is terminated, without fault of the tenant…no action to recover possession of the premises shall be brought…until after the expiration of a period, equal to the interval between the days on which the rent reserved is payable or thirty days, whichever is longer, from the time when the tenant receives notice in writing of such termination…
- 4 MA Gen L ch 186 §17 (2020)
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…if the rent for occupancy in such premises is payable either daily or weekly, seven days written notice…shall be sufficient to terminate the tenancy where the tenant is committing or permitting to exist a nuisance in or is causing substantial damage to the rental unit,…or is creating a substantial interference with the comfort, safety, or enjoyment of the landlord or other occupants…
- 5 MA Gen L ch 139 §19 (2020)
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…prostitution…illegal gaming, or the illegal keeping or sale of alcoholic beverages…or the illegal keeping, sale or manufacture of controlled substances…or the illegal keeping of a weapon…or possession or use of an explosive or incendiary…or, if a tenant…commits an act…which would constitute a crime involving the use or threatened use of force or violence …such use or conduct shall…annul and make void the lease…
- 6 MA Uniform Summary Process Rules, Rule 1 (2020)
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(b) Service of a copy of a properly completed Summary Process Summons and Complaint shall be made on the defendant no later than the seventh day nor earlier than the thirtieth day before the entry day…
- 7 MA Rules of Civil Procedure, Rule 4 (2020)
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(c) … Except as otherwise permitted by paragraph (h) of this rule, service of all process shall be made by a sheriff, by his deputy, or by a special sheriff; by any other person duly authorized by law; by some person specially appointed by the court for that purpose…
- 8 MA Rules of Civil Procedure, Rule 4 (2020)
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(d)(1) Upon an individual by delivering a copy of the summons and of the complaint to him personally; or by leaving copies thereof at his last and usual place of abode…
- 9 MA Uniform Summary Process Rules, Rule 1 (2020)
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(b)…if service is not made in hand, the person making such service shall mail, first-class, to the defendant, at the address indicated on the Summary Process Summons and Complaint, a copy of the Summary Process Summons and Complaint; and provided further that return of service, including a statement of mailing where the latter was required, shall be made to the plaintiff only…
- 10 MA Uniform Summary Process Rules, Rule 2 (2020)
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(c)…cases shall be…on the second Thursday following the entry date without any further notice to the parties…the First Justice of any Division may designate Friday, Monday, Tuesday, and Wednesday as summary process trial days…The cases shall be…on the second Friday, the second Monday, the third Tuesday, or the third Wednesday after the Monday entry day without any further notice to the parties.
- 11 MA Uniform Summary Process Rules, Rule 3 (2020)
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The answer shall be filed with the clerk and served on the plaintiff no later than the first Monday after the Monday entry day.
- 12 MA Uniform Summary Process Rules, Rule 10 (2020)
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If the defendant appears but has failed to file a timely answer…the court shall postpone the trial date one week from the original trial date…If the defendant appears but has failed to file a timely answer and the plaintiff fails to appear, the court shall postpone the trial date one week…
- 13 MA Gen L ch 239 §5 (2020)
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(a) … An execution upon a judgment rendered pursuant to section 3 shall not issue until the expiration of 10 days after the entry of the judgment.
- 14 MA Gen L ch 239 §3 (2020)
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At least forty-eight hours prior to serving…an execution issued on a judgment for the plaintiff for possession of land or tenements rented or leased for dwelling purposes, the officer serving…the execution shall give the defendant written notice that…he will physically remove the defendant and his personal possessions from the premises if the defendant has not prior to that time vacated the premises voluntarily.
- 15 MA Gen L ch 239 §3 (2020)
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No execution for possession of premises rented or leased for dwelling purposes shall be served or levied upon after five o’clock p.m. or before nine o’clock a.m., nor on a Saturday, Sunday, or legal holiday.
- 16 MA Gen L ch 239 §9 (2020)
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In an action of summary process to recover possession of premises occupied for dwelling purposes…where a tenancy has been terminated without fault of the tenant…a stay…of execution may be granted…for a period not exceeding six months…or, for a period not exceeding twelve months…in the case of premises occupied by a handicapped person or an individual sixty years of age or older…
- 17 Mass. Ct. Sys., "Find out how to start the eviction process"
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The Massachusetts Court System provides the following guidance for delivery of a notice to quit the premises. Note that actual delivery of notice to the receiving party is the operative legal standard:
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There is no designated way to give the notice to quit to the tenant. A landlord can give the notice directly to the tenant in person, but it’s recommended that a disinterested person be present for this. The tenant doesn’t have adequate notice to quit if:
- A constable or sheriff leaves the notice at the tenant’s last usual address but the tenant doesn’t actually receive it for some reason.
- The landlord sends the notice by mail and the tenant doesn’t pick it up.
- 18 Mass. R. Civ. P. 6
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Additional Time After Service by Mail:
Source LinkWhenever a party has the right or is required to do some act or take some proceedings within a prescribed period after the service of a notice or other papers upon him and the notice or paper is served upon him by mail, 3 days shall be added to the prescribed period.
- 19 Mass. Gen. Laws c.239 § 15(b)
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In an action for summary process for nonpayment of rent, a court having jurisdiction over said action for summary process shall:
Source Link(i) grant a continuance for a period as the court may deem just and reasonable if, either at the time the answer is timely filed or on the date the trial is scheduled to commence: (1) the tenancy is being terminated solely for non-payment of rent for a residential dwelling unit; (2) the non-payment of rent was due to a financial hardship; and (3) the defendant demonstrates, to the satisfaction of the court, a pending application for emergency rental assistance; provided, however, the court may consider any meritorious counterclaim brought in said action for summary process;
(ii) issue a stay of execution on a judgment for possession if the requirements in clauses (1) to (3), inclusive, of paragraph (i) are met; and
(iii) not enter a judgment or issue an execution before the application for emergency rental assistance has been approved or denied.
