Massachusetts Tenant Protection by City: What's Banned, What's Local in 2026

Massachusetts is one of the most legally complex tenant-protection states in the country, and almost none of the complexity comes from rent control. Rent control was abolished by statewide ballot question in 1994, and the Affordable Homes Act signed by Governor Maura Healey in August 2024 did not bring it back. What the Commonwealth does have is a deeply layered framework that runs from Chapter 186 of the General Laws (residential landlord-tenant), through Chapter 239 (summary process evictions), through 105 CMR 410 (the State Sanitary Code), and into city-level ordinances in Boston, Cambridge, and a handful of other municipalities that have stretched home-rule authority as far as state law allows. If you are renting in Greater Boston, the Pioneer Valley, or one of the mid-sized Gateway Cities, the rules that apply to you are a stack of state floor protections plus whatever your specific city has bolted on top. This guide walks through that stack and profiles ten cities where the local-versus-state interaction matters most.

The 1994 ban and what it actually says

Question 9 on the November 1994 ballot, which passed 51-49 statewide despite losing in Boston, Brookline, and Cambridge, enacted what is now codified as G.L. c. 40P. The statute prohibits "rent control" in any form by any city or town, defined broadly to include vacancy control, restrictions on the grounds for eviction (when tied to rent), and limits on condominium conversion of rent-controlled units. The three cities that had operating rent control programs at the time — Boston, Cambridge, and Brookline — were forced to phase them out by January 1, 1995, and have been unable to re-enact them since without enabling legislation from the State House.

This is the central political fact of Massachusetts tenant law. Any city that wants to impose rent stabilization must first secure a home-rule petition from the legislature, which requires both House and Senate approval and the governor's signature. The city council can pass the petition unanimously, the mayor can sign it, and the voters can ratify it at the ballot, but unless the State House acts, the local ordinance is void. This is what happened to Boston's 2023 effort.

Boston's 2023 home-rule petition

In March 2023, the Boston City Council voted 11-2 to approve a home-rule petition submitted by Mayor Michelle Wu that would have allowed Boston to enact a local rent stabilization ordinance. The proposal capped annual rent increases at the lesser of 10% or CPI plus 6%, exempted new construction for 15 years, exempted owner-occupied buildings of six units or fewer, and included a just-cause eviction component limiting evictions to specific enumerated grounds. The petition went to the State House for approval and stalled. It did not receive a vote in either chamber during the 2023-2024 session and was effectively shelved when the legislature passed the Affordable Homes Act in August 2024 without rent stabilization language. Mayor Wu has signaled she will refile the petition, but as of early 2026 it has not been re-enacted by the council and not been taken up by the legislature.

The 2024 Affordable Homes Act

Governor Healey signed the Affordable Homes Act (H. 4977) into law on August 6, 2024. The bill was the largest housing investment in Massachusetts history at $5.16 billion in bond authorization, and it made several substantive policy changes: it legalized accessory dwelling units by right on single-family lots statewide (overriding most local bans), it created a new program for converting commercial buildings to housing, it expanded the MassHousing low-income housing tax credit, and it created a sealed eviction record program allowing tenants whose no-fault evictions are dismissed to seal those records. What it did not do was authorize local rent stabilization, just-cause eviction beyond existing G.L. c. 186 §11-12 grounds, or a statewide tenant right of first refusal. Those proposals were debated and stripped from the final bill.

Chapter 186: the residential landlord-tenant baseline

Chapter 186 of the General Laws is the foundational residential landlord-tenant statute. Section 14 prohibits retaliation against tenants for reporting code violations, joining a tenant organization, or exercising legal rights — a tenant who can show a connection between protected activity and an adverse action (rent increase, eviction notice, lease non-renewal) within six months is presumed to have been retaliated against, and the burden shifts to the landlord. Section 15B is the security deposit statute, discussed in detail below. Section 18 governs the implied warranty of habitability and ties it to the Sanitary Code at 105 CMR 410. Section 19 requires notice of intent to enter (reasonable advance notice except in emergencies). Sections 11 and 12 govern tenancies at will and the notice required to terminate them — 30 days for month-to-month tenants paying monthly, or one full rental period, whichever is longer.

Chapter 239 evictions: summary process

Massachusetts evictions are governed by Chapter 239 (summary process) and the Uniform Summary Process Rules. Unlike many states, Massachusetts requires a court order for every eviction — there is no "self-help" eviction, no lockout, no utility shutoff, no removal of belongings. A landlord who attempts self-help eviction violates G.L. c. 186 §14 and is liable for triple damages plus attorney's fees. The summary process timeline runs roughly 6-12 weeks from notice to quit through judgment to execution, depending on whether the case is contested and which housing court division hears it. The Massachusetts Housing Court system covers most of the state and is generally more tenant-protective than the District Court, which still hears evictions in some areas.

Security deposits: MGL c. 186 §15B

Massachusetts security deposit law is the strictest in the country, and it is the rule landlords most often violate. Under §15B, a landlord may collect at move-in only first month's rent, last month's rent, a security deposit not exceeding one month's rent, and the cost of a new lock and key. No "pet deposit," no "cleaning fee," no "amenity fee." The security deposit must be held in a separate, interest-bearing Massachusetts bank account, and the tenant must receive a receipt within 30 days containing the bank name, account number, and amount. Interest must be paid to the tenant annually at either the actual rate earned or 5%, whichever is less. At move-out, the landlord must return the deposit within 30 days minus only itemized, documented deductions for damage beyond ordinary wear and tear. A landlord who fails to comply with the deposit accounting requirements forfeits the right to retain any portion of the deposit and may be liable for triple the deposit amount plus interest and attorney's fees under §15B(7). The statute is unforgiving on procedural compliance — courts routinely award triple damages for missing receipts, late interest payments, or commingled funds, even when the underlying deductions were legitimate.

The Sanitary Code: 105 CMR 410

The Massachusetts State Sanitary Code, codified at 105 CMR 410, defines the minimum habitability standard for every residential rental in the Commonwealth. It is enforced by local boards of health, and a violation is also a violation of the implied warranty of habitability under G.L. c. 186 §14 and §18. Key provisions: every dwelling must have heat capable of maintaining 68°F from 7 AM to 11 PM and 64°F overnight from September 15 through June 15 (410.201); kitchens must have hot water capable of reaching 110°F (410.190); every dwelling must have a working smoke detector and carbon monoxide detector (410.482-483); the landlord is responsible for extermination of insects and rodents in multi-unit buildings (410.550); and tenants have the right to an inspection by the local board of health, which must inspect within a reasonable time and issue a written order if violations are found. Sanitary Code violations are the most common factual basis for habitability defenses in eviction cases.

Just-cause eviction: where Massachusetts stands

Massachusetts does not have a general just-cause eviction statute. A landlord can terminate a tenancy-at-will at any time with proper notice (30 days or one rental period) without giving any reason. Boston's 2023 home-rule petition would have added a just-cause requirement for buildings of seven or more units, limiting allowable grounds to nonpayment of rent, material lease violation, nuisance, owner move-in, substantial rehabilitation, and a handful of other enumerated categories. With that petition stalled, the only statewide just-cause-style protections are the federal CARES Act 30-day notice requirement (still in effect for federally backed properties), the prohibition on retaliatory eviction under G.L. c. 186 §14, and Cambridge's Tenant Protection Ordinance for certain conversions. Cities have repeatedly attempted to enact local just-cause rules; absent legislative authorization, every attempt has been preempted by c. 40P or by the general principle that landlord-tenant law is a state matter.

Boston: the deepest local layer

Boston has the most developed local tenant infrastructure in Massachusetts even without rent control. The city's Office of Housing Stability, established by Mayor Marty Walsh in 2016 and expanded under Mayor Wu, coordinates tenant services across the Boston Housing Authority, the Department of Neighborhood Development, and the city's eviction prevention programs. The Boston Code of Ordinances at Chapter 9-1A establishes the Eviction Diversion Program, which provides legal representation, mediation, and emergency rental assistance to tenants facing eviction. Funding flows primarily through the Massachusetts Residential Assistance for Families in Transition (RAFT) program administered by DHCD, supplemented by city general funds and federal Emergency Rental Assistance Program dollars.

Boston is also the first Massachusetts city to implement a right-to-counsel pilot for tenants facing eviction. The pilot, launched in late 2024 under a partnership between the city, Greater Boston Legal Services, and the Volunteer Lawyers Project, provides full legal representation to income-eligible tenants in Boston Housing Court. As of early 2026 the program is in its second year and the city is seeking state funding to expand it to a guaranteed right citywide.

Boston's condominium conversion ordinance, originally enacted in 1983 and substantially amended in 2017, requires landlords converting apartments to condominiums to give tenants one-year written notice (longer for elderly, disabled, and low-income tenants), pay relocation assistance of at least $6,000, and offer the unit for purchase to the existing tenant at the same price. The ordinance survived the 1994 rent control ban because it regulates the conversion process, not rent levels. Boston has also enacted a Just Cause for Eviction Ordinance for conversions, requiring conversion landlords to demonstrate one of several enumerated grounds before terminating a tenancy related to conversion.

Cambridge: home-rule tradition

Cambridge had one of the most aggressive rent control programs in the country before 1994 and has been the most consistent advocate for re-enactment since. The Cambridge City Council passed its own home-rule petition for rent stabilization in 2022 and again in 2024, both of which stalled at the State House. In the absence of rent control, Cambridge has built a parallel system of local tenant protections: the Tenant Rights and Resources office provides free counseling on lease, security deposit, and eviction issues; the Cambridge Affordable Housing Trust funds tenant-side legal services; and the city's inclusionary zoning ordinance requires 20% affordability in new developments of 10 or more units.

Cambridge also enforces a local condominium conversion ordinance under M.G.L. c. 527 §4, requiring two-year notice for elderly, disabled, and low-income tenants and one-year notice for all others, plus payment of relocation expenses. The Cambridge Rent Board, which administered the pre-1994 rent control program, still exists as the body that hears condominium conversion permit applications. The Cambridge Tenant Protection Act remains on the books and applies to specific categories of conversion and removal from rental use.

Somerville: the right-of-first-refusal push

Somerville has been the most active mid-sized city pushing for tenant opportunity-to-purchase (TOPA) legislation. In 2019 the city council passed a home-rule petition that would have given tenants in three-unit or larger buildings the right of first refusal when the building is sold, modeled on the Washington D.C. TOPA statute. The petition was not approved by the legislature. Somerville has continued to advocate for the policy as part of a broader Mass TOPA coalition, and the bill has been refiled in multiple sessions but not enacted. In the meantime, Somerville's Office of Housing Stability provides direct tenant services, and the city participates in the Eastern Mass Right to Counsel pilot.

Brookline: the third pre-1994 rent control town

Brookline, like Boston and Cambridge, ran an active rent control program before 1994 and has supported re-authorization legislation in every recent session. The Brookline Town Meeting passed a resolution in 2022 supporting state-level enabling legislation for local-option rent stabilization. Brookline has no equivalent to Boston's home-rule petition framework because as a town governed by representative town meeting it operates differently from a city, but Brookline's state legislators have been among the most consistent sponsors of rent stabilization enabling bills in the State House.

Worcester: enforcement-focused

Worcester, the second-largest city in Massachusetts, takes a different approach: it has not pursued rent stabilization legislation but has built up local code enforcement and tenant services. The Worcester Division of Housing and Health Inspections is one of the most active local boards of health in the Commonwealth, conducting roughly 8,000 inspections per year and issuing thousands of Sanitary Code violations. Worcester Community Action Council administers RAFT and local emergency rental assistance, and the Central Massachusetts Housing Alliance operates tenant counseling and legal referrals.

Springfield: Gateway City pattern

Springfield, the largest city in Western Massachusetts, follows the typical Gateway City pattern: state Sanitary Code enforcement through the city's Department of Health and Human Services, RAFT-funded eviction prevention through HAPHousing (now Way Finders) as the regional administering agency, and no significant local tenant-protection ordinance layered on top of state law. The Western Massachusetts Housing Court covers Springfield evictions and is generally regarded as one of the more tenant-protective housing court divisions.

Lowell: court-ordered improvements

Lowell has been the subject of multiple lawsuits and consent decrees over its handling of housing code enforcement, particularly in absentee-landlord-owned multi-family buildings concentrated in the Acre and Lower Highlands neighborhoods. The Lowell Inspectional Services Department enforces the Sanitary Code, and the Northeast Housing Court handles Lowell evictions. Lowell has not enacted a local tenant protection ordinance beyond participating in state programs, though community organizations including the Coalition for a Better Acre have pushed for stronger local enforcement.

Lynn: receivership and condemnation

Lynn, located on the North Shore, has used the receivership procedure under G.L. c. 111 §127I aggressively to address severely distressed properties owned by absentee landlords. Receivership allows a court to appoint a third-party receiver to take control of a property, complete repairs, and impose a lien for the cost on the property. The Lynn Inspectional Services Department coordinates with the Northeast Housing Court on these cases. Lynn's tenant services are administered primarily through North Shore Community Action Programs.

Quincy: low-conflict baseline

Quincy, the largest city in Norfolk County, has comparatively low housing code enforcement activity and no significant local tenant protection ordinance. State law (Chapter 186, Sanitary Code, summary process) applies uncomplicated by additional local rules. Quincy tenants who need assistance access services through Quincy Community Action Programs and South Shore Community Action.

New Bedford: South Coast enforcement

New Bedford has built up local housing code enforcement substantially in the past decade in response to deteriorating housing conditions in the central city. The New Bedford Department of Inspectional Services enforces 105 CMR 410, and the city participates in the Southeast Housing Court system. PACE (People Acting in Community Endeavors) administers RAFT and emergency rental assistance for the South Coast region. New Bedford has not pursued local rent stabilization or just-cause legislation but has supported state-level efforts.

The eviction sealing law

One change the Affordable Homes Act did make was the creation of an eviction record sealing program. Under the new statute, tenants whose summary process cases are dismissed, dismissed without prejudice, or resolved in the tenant's favor can petition the housing court to seal the case from public view. Cases involving no-fault evictions (including all conversion-related and rent-related dismissals) are eligible for sealing immediately upon disposition. Fault-based cases (nonpayment, lease violation) can be sealed after a waiting period. This is significant because Massachusetts eviction records have historically been public and searchable through the Massachusetts Trial Court's online system, and a single eviction filing — even one the tenant won — has been documented to substantially reduce a tenant's ability to rent in the future.

What this means for tenants in 2026

If you rent in Massachusetts, the strongest protections in your toolkit are the Sanitary Code and the security deposit law, both enforceable through state courts and both with statutory damages provisions that make them genuinely powerful. The Sanitary Code gives you a path to force repairs (board of health inspection, written order, withholding rent into escrow, habitability defense to nonpayment eviction). The security deposit law gives you triple-damages leverage at move-out against any landlord who fails to follow the §15B procedures. Rent control is not coming back without legislative action that has not happened. Just-cause eviction is not coming back without legislative action that has not happened. But the existing framework, properly used, provides real protection.

What landlords need to know

The §15B security deposit rules are unforgiving and the most common source of triple-damages liability. The most important step is procedural compliance: separate interest-bearing account, written receipt within 30 days, annual interest payment, itemized deductions within 30 days at move-out, and complete documentation of every step. Triple damages plus attorney's fees can turn a $2,000 deposit dispute into a $10,000 judgment. The retaliation presumption under §14 means any adverse action within six months of a tenant complaint to the board of health, attorney general, or tenant organization carries litigation risk. And the absence of self-help eviction means a court order is required for every removal — physical lockouts, utility shutoffs, and personal property removal are all separately actionable under §14 with statutory damages.

How to check your city

State law sets the floor and state law sets most of the ceiling. The local layer in Massachusetts is thinner than in New York or California — there is no city in the Commonwealth with rent control, no city with general just-cause eviction, and no city with a tenant opportunity to purchase law. What varies between cities is the intensity of local code enforcement, the availability of city-funded tenant services, and the presence of city-specific conversion or anti-displacement ordinances (Boston's condominium conversion rules and Cambridge's pre-1994 successor regulations being the two strongest examples). Before you sign a lease, file a complaint, or fight an eviction, check your city's housing or inspectional services department for the local enforcement framework, and check the Massachusetts Trial Court's housing court division for the court that will hear any dispute. CityRuleLookup maintains a Massachusetts page covering all 351 cities and towns with detailed coverage of the ten cities profiled above plus statewide framework summaries — start there for the local rules that apply to your specific address.