Massachusetts Eviction Notice

Q: How many days notice to evict a tenant in Massachusetts?

Massachusetts requires 14 days' notice to quit for nonpayment of rent, and 30 days (or one full rental period, whichever is longer) for a lease violation or a no-fault termination of a month-to-month tenancy. Both counts are calendar days. Federally-assisted housing tenants may get 30 days' notice for nonpayment instead of 14.

Q: Can a landlord evict without notice in Massachusetts?

Almost never for an active tenancy: nonpayment and lease-violation/no-fault terminations both require a written notice to quit before filing a summary process case. The narrow exceptions are a fixed-term lease that has simply expired (the former tenant becomes a "tenant at sufferance") and certain illegal activity on the premises, though a court hearing is still required before removal in the illegal-activity case.

Q: What must a Massachusetts eviction notice include?

A compliant Massachusetts notice to quit must be in writing and state the tenant's name, the rental address, the reason for termination (nonpayment, lease violation, or no-fault), and the date the tenancy ends. For a nonpayment notice, state the exact amount of rent due, since the cure rights under Massachusetts General Laws Chapter 186, Sections 11 and 12 turn on paying that specific amount. There's no single statewide format required beyond that content, except for the accompanying form described in the next question.

Q: Does Massachusetts require a specific eviction notice form?

Not for the notice to quit itself in most cases: a landlord can write their own notice as long as it states the required elements above and uses the correct notice period. The one exception is nonpayment of residential rent: since April 1, 2023, that notice must be accompanied by a separate state-published form covering rental assistance programs and tenant rights, under Massachusetts General Laws Chapter 186, Section 31, or the court cannot accept the eviction filing. Lease-violation and no-fault notices carry no such accompanying-form requirement.

Q: What counts as curable vs incurable under Massachusetts law?

Nonpayment of rent is curable: a tenant under a written lease can pay all rent due, with interest and costs, any time up to the day the answer is due in court, and a tenancy-at-will tenant who hasn't received a similar notice in the prior 12 months can cure within 10 days of receiving the notice. Massachusetts does not set a separate statutory cure period for a lease violation that isn't nonpayment; those generally proceed on the 30-day notice with no built-in right to fix the problem first. When filling out the notice, include the cure language only on a nonpayment notice that meets the conditions above.

Q: How do I calculate the deadline on a Massachusetts eviction notice?

Count 14 calendar days from the date the tenant receives a nonpayment notice, or 30 days (or one full rental period, whichever is longer) from receipt for a lease-violation or no-fault notice. Massachusetts counts straight calendar days; it does not exclude weekends or holidays. Enter the resulting date as the quit-by date on the notice, and keep a record of the date the tenant actually received it, since that date starts the count.

Q: What should a landlord do if the tenant doesn't respond to the notice?

If the tenant hasn't moved out or cured by the quit-by date, the notice itself doesn't force anything further; it only ends the tenancy and sets up the next step. The landlord's next step is to file a summary process case, which requires proof the notice was properly served and that the correct notice period was used. Keep the signed, dated notice and your proof of service, since the court will look for both before the case can proceed.

Q: Do I need to sign and date a Massachusetts eviction notice?

Massachusetts law requires the notice to quit be given in writing by the landlord to the tenant, though it doesn't prescribe a specific signature block. In practice, sign and date the notice, since the date of service starts the 14-day or 30-day count and Massachusetts counts calendar days from that date, not court days. Keep a copy of the signed, dated notice as your record of when the notice period began, since the landlord bears the burden of proving the tenant actually received it.

Massachusetts eviction notice: the 14-day nonpayment and 30-day lease-violation notice rules under M.G.L. c. 186. Free template. Attorney review available.

Introduction

An eviction notice is a written notice a landlord serves on a tenant to begin ending a tenancy for cause, before filing a summary process case in court. The notice below is the actual document to fill out and serve, not a general explainer of how Massachusetts eviction law works. In Massachusetts, the notice period depends on why you're evicting: nonpayment of rent gets a 14-day notice to quit, while a lease violation or a no-fault termination of a month-to-month tenancy gets a 30-day notice (or one full rental period, whichever is longer). Both counts are calendar days, not court days, unlike some states that exclude weekends and holidays. Massachusetts imposes a content requirement most states don't: since April 1, 2023, every notice to quit for nonpayment of residential rent must be accompanied by a state-published form covering rental assistance programs and the tenant's legal rights, or the court cannot accept the eviction filing. That requirement sits inside General Laws Chapter 186 (tenancy termination and notice to quit); Chapter 239 governs the summary process case that follows. Beyond the accompanying form, there's no mandatory format for the notice to quit itself in most cases. A tenancy-at-will tenant also keeps a right to cure nonpayment within 10 days of the notice, once every 12 months. Serve the wrong notice period, or skip the required accompanying form, and the eviction case can be dismissed before it starts.

0/5000

Key Things to Know

1
An eviction notice is a written notice a landlord must serve on a tenant to begin ending a tenancy for cause, before filing a summary process (eviction) case in court.
2
There's no state-mandated format for most notices to quit, but a written notice to quit for nonpayment of residential rent must be accompanied by a state-published form covering rental assistance programs and the tenant's rights. Courts cannot accept an eviction filing for nonpayment without proof this form was delivered. (Massachusetts General Laws Chapter 186, Section 31, effective April 1, 2023)
3
Nonpayment of rent gets a 14-day notice to quit, counted in calendar days. (Massachusetts General Laws Chapter 186, Section 11 for a written lease; Section 12 for a tenancy at will)
4
A tenancy-at-will tenant who has not received a nonpayment notice in the prior 12 months can cure by paying all rent due within 10 days of receiving the notice, which keeps the tenancy alive. A tenant under a written lease can cure any time up to the day the answer is due in court. (Massachusetts General Laws Chapter 186, Sections 11-12)
5
A lease violation that isn't nonpayment, or a no-fault termination of a month-to-month tenancy, generally gets a 30-day notice to quit, or one full rental period if longer. Massachusetts does not set a separate statutory cure period for non-monetary lease violations the way it does for nonpayment. (Massachusetts General Laws Chapter 186, Sections 12-13)
6
Two situations do not require the standard notice-to-quit period: a fixed-term lease that ends by its own expiration (the former tenant becomes a "tenant at sufferance"), and use of the premises for illegal activity such as drug offenses, which lets the landlord elect to void the lease, though a court hearing is still required before removal. (Massachusetts General Laws Chapter 239, Section 1; Chapter 139, Section 19)
7
A landlord cannot use force, change the locks, shut off utilities, or otherwise remove a tenant without a court order, no matter what the notice says. Self-help eviction carries fines, possible imprisonment, and civil damages of actual/consequential damages or three months' rent, whichever is greater, plus attorney's fees. (Massachusetts General Laws Chapter 186, Section 14)

Key decisions before you file

Before you file a Eviction Notice in Massachusetts, a few decisions shape the document: which option to choose and what each one means. The Eviction Notice guide walks through them.

Open the Eviction Notice guide

Customize your Eviction Notice Template with DocDraft

MASSACHUSETTS EVICTION NOTICE

[14-DAY NOTICE TO QUIT FOR NONPAYMENT OF RENT / 30-DAY NOTICE TO QUIT]

Date of Notice: [DATE]

1. LANDLORD AND TENANT

Landlord/Property Manager: [LANDLORD'S FULL LEGAL NAME] Landlord's Address: [STREET ADDRESS, CITY, STATE, ZIP] Landlord's Phone: [PHONE NUMBER]

Tenant(s): [FULL LEGAL NAME(S) OF ALL TENANTS ON LEASE]

2. PREMISES

Rental Address: [STREET ADDRESS, UNIT/APT NUMBER, CITY, MASSACHUSETTS, ZIP CODE]

3. REASON FOR NOTICE

[SELECT ONE:]

Nonpayment of rent: Default in the amount of $[AMOUNT DUE] for the period(s) of [DATES]. Payment may be made to [NAME] at [ADDRESS/METHOD].
Lease violation (other than nonpayment): Violation of the following lease term: [DESCRIBE VIOLATION].
No-fault termination: Ending a month-to-month tenancy at will without cause, as permitted by Massachusetts law.

4. NOTICE PERIOD

Nonpayment of rent: 14 calendar days from the date of service.

Lease violation or no-fault termination: 30 days, or one full rental period, whichever is longer.

Note (include only for a nonpayment notice served on a tenancy at will where the tenant has not received a similar notice in the prior 12 months): You may keep your tenancy by paying or tendering all rent then due within 10 days after you receive this notice.

Note (include only if this notice follows the expiration of a fixed-term lease): Because the lease has ended by its own limitation, this notice is provided as a courtesy; Massachusetts law does not require a further notice-to-quit period before a summary process case may be filed against a holdover tenant.

5. QUIT-BY DATE

Deadline: [DATE, calculated per the applicable notice period above]

6. STATUTORY BASIS

Served under Massachusetts General Laws Chapter 186, Sections 11 through 13. Failure to comply by the deadline may result in a summary process action in the [Housing Court / District Court / Superior Court] for the county or division where the property is located, under Massachusetts General Laws Chapter 239.

Note (include only if this is a nonpayment notice for a residential tenancy): This notice is accompanied by the state-required form under Massachusetts General Laws Chapter 186, Section 31, describing rental assistance programs and your legal rights. Courts cannot accept an eviction filing for nonpayment without proof this form was delivered.

7. SERVICE / PROOF OF SERVICE

Massachusetts law does not set a mandatory delivery method for this notice; the landlord must be able to prove the tenant actually received it. Personal delivery, or delivery by a constable or sheriff, is the most reliable way to document service.

Served by: [NAME OF PERSON SERVING NOTICE] Date served: [DATE] Method used: [PERSONAL DELIVERY / CONSTABLE OR SHERIFF / MAIL]

Landlord Signature: _________________________ Date: [DATE]

Issued under Massachusetts General Laws Chapter 186, Sections 11-16 and 31, and Chapter 239. This is a template; consult the current statute or an attorney to confirm details for your situation, attorney review is available and optional. A landlord may never remove a tenant without a court order. For the full national Eviction Notice template covering all notice types, see the full Eviction Notice template.

Massachusetts Requirements for Eviction Notice

Notice Period for Nonpayment of Rent (Massachusetts General Laws Chapter 186, Sections 11-12)
14 calendar days' written notice to quit for nonpayment of rent (no weekend or holiday exclusion, unlike some states). A tenancy-at-will tenant who has not received a similar notice in the prior 12 months may cure by paying all rent due within 10 days of receiving the notice. A tenant under a written dwelling lease may cure any time up to the day the answer is due in the landlord's court action.
Notice Period for Lease Violations and No-Fault Termination (Massachusetts General Laws Chapter 186, Sections 12-13)
30 days' notice, or one full rental period if longer, for a non-monetary lease violation or a no-fault termination of a month-to-month tenancy at will. Massachusetts does not set a separate statutory cure period for this category the way it does for nonpayment; a rooming house paying rent weekly or daily gets a shorter 7-day notice under this same statute.
Service of Notice (No Codified Method; Actual Notice Required)
Massachusetts sets no statutory delivery hierarchy for the pre-filing notice to quit itself. The landlord bears the burden of proving the tenant actually received it. Personal delivery, or delivery by a constable or sheriff, is the most reliable documented method; a landlord cannot rely merely on a constable leaving the notice at the tenant's last known address if the tenant disputes receiving it.
No-Notice Exceptions: Lease Expiration and Illegal Activity (Massachusetts General Laws Chapter 239, Section 1; Chapter 139, Section 19)
A fixed-term lease that ends by its own limitation (expiration) does not require a further notice to quit before summary process; the former tenant becomes a tenant at sufferance. Separately, use of the premises for illegal activity such as drug offenses, illegal gaming, or violence against housing personnel lets the landlord elect to void the lease, though the statute still requires the tenant get notice and a hearing before any injunction issues.
Governing Eviction Statutes (Massachusetts General Laws Chapter 186, Sections 11-16 and 31; Chapter 239)
The statutory basis for every notice type on this page and the summary process court procedure that follows if the tenant does not comply: Massachusetts General Laws Chapter 186 (Estates for Years and At Will), Sections 11 through 16 and Section 31, and Chapter 239 (Summary Process for Possession of Land).
Self-Help Eviction Prohibition (M.G.L. c. 186, § 14)
A landlord may not use force, change the locks, shut off utilities, or otherwise interfere with a tenant's quiet enjoyment to regain possession without a court order. Violation carries a fine of $25 to $300 or imprisonment up to six months, plus civil liability for actual and consequential damages or three months' rent, whichever is greater, and reasonable attorney's fees.
Prescribed Accompanying Form for Nonpayment Notices (Massachusetts General Laws Chapter 186, Section 31)
Since April 1, 2023, a written notice to quit for nonpayment of residential rent must be accompanied by a state-published form (from the Executive Office of Housing and Livable Communities) covering rental assistance programs, applicable trial court rules, and legal restrictions on residential evictions. No court may accept a summary process filing for nonpayment without proof the form was delivered.

Frequently Asked Questions

How many days notice to evict a tenant in Massachusetts?

Can a landlord evict without notice in Massachusetts?

What must a Massachusetts eviction notice include?

Does Massachusetts require a specific eviction notice form?

What counts as curable vs incurable under Massachusetts law?

How do I calculate the deadline on a Massachusetts eviction notice?

What should a landlord do if the tenant doesn't respond to the notice?

Do I need to sign and date a Massachusetts eviction notice?

Introduction

Key Things to Know

Key decisions before you file

Customize your Eviction Notice Template with DocDraft

MASSACHUSETTS EVICTION NOTICE

[14-DAY NOTICE TO QUIT FOR NONPAYMENT OF RENT / 30-DAY NOTICE TO QUIT]

1. LANDLORD AND TENANT

2. PREMISES

3. REASON FOR NOTICE

4. NOTICE PERIOD

5. QUIT-BY DATE

6. STATUTORY BASIS

7. SERVICE / PROOF OF SERVICE

Massachusetts Requirements for Eviction Notice

Notice Period for Nonpayment of Rent (Massachusetts General Laws Chapter 186, Sections 11-12)

Notice Period for Lease Violations and No-Fault Termination (Massachusetts General Laws Chapter 186, Sections 12-13)

Service of Notice (No Codified Method; Actual Notice Required)

No-Notice Exceptions: Lease Expiration and Illegal Activity (Massachusetts General Laws Chapter 239, Section 1; Chapter 139, Section 19)

Governing Eviction Statutes (Massachusetts General Laws Chapter 186, Sections 11-16 and 31; Chapter 239)

Self-Help Eviction Prohibition (M.G.L. c. 186, § 14)

Prescribed Accompanying Form for Nonpayment Notices (Massachusetts General Laws Chapter 186, Section 31)

Frequently Asked Questions