Massachusetts Month-to-Month Lease Agreement

Last Updated: May 21, 2025 by Roberto Valenzuela

A Massachusetts month-to-month rental agreement is a contract (not necessarily in writing) for a tenant to rent property from a landlord, one month at a time, in exchange for a fee (“rent”). The agreement renews monthly, until either party gives proper notice to end it.

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For information about Massachusetts fixed-term leases (rentals for a term of one year or more), click here.

Basics of a Massachusetts Month-to-Month Rental Agreement

In Massachusetts, a landlord and tenant create a month-to-month lease by agreeing to rent a property according to acceptable terms. Written agreements are clearer and more reliable in case of disagreement, but month-to-month oral (unwritten) leases are legal.

Parties under a month-to-month lease have full rights under Massachusetts landlord-tenant law. The tenant must use the property in a responsible way and pay rent on time. The landlord must ensure the tenant’s quiet enjoyment of the property. This includes keeping critical features of the property in good working condition.

The main difference between a month-to-month lease and a fixed-term lease is that month-to-month leases can be terminated (with proper notice) by either party, for any reason, without penalty. Landlords also can usually modify terms from one month to the next, again with proper notice.

Required Disclosures for Month-to-Month Rentals in Massachusetts

Massachusetts landlords may not rent a property out without making the following disclosures to a potential tenant, as relevant:

  • Landlord’s Name and Address – Massachusetts leases must contain the landlord’s name and address, or that of their authorized agent. This allows required communication (for example, about repairs) to happen in a smooth way. Massachusetts law requires the availability of a contact telephone number. The landlord must either monitor the number every twelve hours, or provide an alternative contact covering temporary absences.
  • Notice of Occupants’ Legal Rights and Responsibilities – Massachusetts landlords must provide tenants with a notice from the Department of Health discussing tenant rights and remedies related to repairs. This notice may be personally delivered, posted next to the mailboxes, or posted inside the premises.
  • Fire Insurance Information Notice – Massachusetts landlords must provide fire insurance information within 15 days of a written tenant request.
  • Move-In Checklist – Landlords must provide tenants with a move-in checklist to take inventory of existing property damage before move-in. This ensures accurate deductions from the security deposit upon move-out.
  • Security Deposit Holdings Disclosure – Massachusetts landlords collecting a security deposit must give the tenant information about how the deposit is held, within 30 days of collection.
  • Security Deposit Receipt – Massachusetts landlords collecting a security deposit must provide a receipt. They must deliver the receipt after receiving the deposit or within 10 days of the lease beginning (whichever is later).
  • Lead-Based Paint – Landlords must provide an EPA-approved disclosure and informational pamphlet to tenants renting any property built before 1978.

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The state page for fixed-term leases may have more detailed information on required disclosures.

Required Notice To End a Month-to-Month Rental in Massachusetts

Massachusetts lets both the landlord or tenant end a month-to-month lease with at least 30 days of advance notice. In general, it’s valid to end a month-to-month lease for any reason that isn’t landlord retaliation.

Massachusetts requires written notice to end a month-to-month lease.

Required Notice To Raise the Rent on a Massachusetts Month-to-Month Lease

Massachusetts requires the same notice for a rent increase as for other major lease changes like termination. In Massachusetts this means at least 30 days of advance notice.

Massachusetts requires written notice to raise the rent.

Eviction in Massachusetts Month-to-Month Rentals

Massachusetts tenants may get evicted if they violate lease terms or stay on the property after the notice period allowed by a valid termination. Evictions in Massachusetts typically take one to three months.

For more information on the eviction process in Massachusetts, click here.

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