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Massachusetts room rental agreement
Written for Massachusetts law, checked September 24, 2026 General information, not legal advice
Rentari offers a general room-rental agreement form, but it is not tailored to Massachusetts or every local rule. Review the room, shared spaces, occupancy requirements, and applicable Massachusetts and city rules before using a form. The state table below covers selected deposit and entry rules, not every room-rental requirement.
Massachusetts rules that apply
- Security deposit limit
- 1 month's rent
- and first and last month's rent, a key and lock, nothing else at move-in
- Mass. G.L. c. 186, § 15B(1)(b)
- Entry notice
- None set
- chapter 186 limits the reasons, not the notice
- Mass. G.L. c. 186, § 15B(1)(a)
Security deposit limit
A security deposit may not be more than the first month's rent. At or before the start of a tenancy, the only amounts a landlord or the landlord's agent may require the tenant to pay them are the first month's rent, the last month's rent at the same rate, a security deposit equal to the first month's rent, and the purchase and installation cost of a key and lock. No other move-in charge is allowed.
Mass. G.L. c. 186, § 15B(1)(b) Mass. G.L. c. 186, § 15B(1)(d)
More detail (6)
- The deposit is allowed only if it is held in a separate account as the law requires and the tenant receives the statement of condition. Mass. G.L. c. 186, § 15B(1)(b)(iii)
- After the tenancy begins, a landlord or a later owner may not demand rent in advance beyond the current month's rent, or a deposit larger than the law allows. Mass. G.L. c. 186, § 15B(1)(d)
- Since August 1, 2025, the limit also covers the landlord's agent: neither the landlord nor the landlord's agent may require the tenant to pay them anything beyond these amounts, so a broker working for the landlord cannot charge the tenant a fee at or before move-in. Mass. G.L. c. 186, § 15B(1)(b)
- The statute lets the state housing office adopt rules for an optional fee in place of a deposit. Any such fee, with any deposit, may never total more than one month's rent. Whether such rules have been adopted was not checked for this page. Mass. G.L. c. 186, § 15B(1)(b)(iii)
- A lease term that conflicts with the deposit law, or a tenant's waiver of it, is void. Mass. G.L. c. 186, § 15B(8)
- The deposit rules do not apply to a vacation or recreational rental of 100 days or less. Mass. G.L. c. 186, § 15B(9)
The Rentari Massachusetts lease states the deposit, holds all security, a pet deposit included, to the first month's rent, and lists the only payments allowed at move-in. The lease builder stops a lease whose deposits together exceed one month's rent or that adds a move-in fee.
Landlord entry
A residential lease may allow the landlord to enter before it ends only to inspect, make repairs, or show the home to a prospective tenant, purchaser, mortgagee or their agents. The landlord may also enter under a court order, if the home appears abandoned, or within the last thirty days of the tenancy (or after either side gives notice to end it) to inspect for damage that could be deducted from the deposit. Chapter 186 sets no advance notice period.
Mass. G.L. c. 186, § 15B(1)(a)
More detail (1)
- A landlord who interferes with a tenant's quiet enjoyment faces a fine and damages of at least three months' rent. Mass. G.L. c. 186, § 14