Deposit laws by state › Massachusetts
State law · Massachusetts
Massachusetts security deposit law
How long your landlord has to return your deposit, what they can deduct, and what happens if they get it wrong.
Short answer: The landlord must return the deposit, or the balance after lawful deductions, with interest, within 30 days after the tenancy ends.
How long does a landlord have to return a security deposit in Massachusetts?
- Return deadline
- The landlord must return the deposit, or the balance after lawful deductions, with interest, within 30 days after the tenancy ends.M.G.L. c. 186, § 15B(4)
- Itemized list
- Any damage deduction requires an itemized list, sworn under penalty of perjury, with estimates, bills, invoices or receipts, within 30 days after the tenancy ends.M.G.L. c. 186, § 15B(4)(iii)
Prefer a full page? Use the security deposit deadline calculator.
What happens if a Massachusetts landlord misses the deadline?
- If the landlord misses it
- A landlord who misses the 30-day itemized list or fails to return the balance owed within 30 days forfeits the right to keep any part of the deposit and the right to counterclaim for damage in the tenant's deposit case.M.G.L. c. 186, § 15B(6)(b), (e)
- Penalty
- If the landlord fails to return the deposit or balance owed within 30 days (or breaks the banking or transfer rules), the tenant is awarded three times that amount, plus 5% interest from the due date, court costs and reasonable attorney's fees.M.G.L. c. 186, § 15B(7)
- Interest
- A landlord holding a deposit for a year or more owes 5% annual interest (or the bank's lower rate). On a late return, treble damages carry 5% interest from the date payment was due.M.G.L. c. 186, § 15B(3)(b), (7)
What can a Massachusetts landlord deduct from your deposit?
What can be deducted: Only unpaid rent or water charges, unpaid real estate tax increases under a valid escalation clause, and the reasonable cost of repairing damage caused by the tenant or people under the tenant's control. No deduction for any other purpose. (Mass. Gen. Laws ch. 186, § 15B(4))
Normal wear and tear: Reasonable wear and tear is excluded from repair charges. (Mass. Gen. Laws ch. 186, § 15B(4)(iii))
What the itemized list must include: An itemized list of damage, sworn under the pains and penalties of perjury, describing in precise detail the damage and repairs, with written evidence of the cost such as estimates, bills, invoices or receipts. (Mass. Gen. Laws ch. 186, § 15B(4)(iii))
More on common charges: normal wear and tear, cleaning, painting, and a missing itemized list.
Is there a limit on security deposits in Massachusetts?
A landlord may not require a security deposit of more than the first month's rent. (Mass. Gen. Laws ch. 186, § 15B(1)(b))
First and last month's rent and a lock fee may be collected separately; they are not part of the deposit.
Deadlines and steps on your side
Massachusetts also sets rules for tenants. Missing one of these can cost you part of your claim, so check them early.
Move-in condition report: Within ten days after the tenancy starts (or when the deposit is paid, if later), the landlord must give a signed statement of the unit's condition listing existing damage. No deduction may be made for damage listed in that statement (or in a tenant's list the landlord signed), unless the landlord repaired it and proves the new damage was caused by the tenant. (Mass. Gen. Laws ch. 186, § 15B(2)(c), (4))
Taking a deposit case to small claims court in Massachusetts
Small-claims limit: The base claim must be $7,000 or less, but statutory multiple damages in landlord-tenant cases can bring the award above $7,000. (Massachusetts Trial Court small-claims guidance)
Most deposit disputes never get that far. A clear demand letter, sent by certified mail, often settles them first.
Good to know
- Treble damages under § 15B(7) apply to violations of § 15B(6)(a), (d) or (e). A late itemized list alone (§ 15B(6)(b)) causes forfeiture, but treble damages depend on the failure to return the balance owed within 30 days.
What to do if your Massachusetts landlord kept your deposit
- Pin down your dates. When you moved out, returned the keys, and gave a forwarding address in writing. Compare them with the deadline above.
- Gather your evidence. Move-in and move-out photos, the lease, the landlord's list of deductions, receipts and messages. The case checklist covers what matters.
- Send a demand letter by certified mail. Ask for the money, cite Massachusetts's rules, and give a deadline to pay. What a demand letter does.
- If they still don't pay, consider small claims court. You don't need a lawyer there.
Get a demand letter built on Massachusetts's rules
Upload your lease, answer plain questions, and approve a letter that cites Massachusetts's deposit law. About 20 minutes.
Start My Demand Letter — $19.99
Not sure yet? Check your case free →
Sources
These rules come from the same verified table the Demand Letter Companion uses, checked against the sources below on October 25, 2026. Laws change; check the current official text before relying on a date.
- M.G.L. c. 186, § 15B: mass.gov
- Massachusetts Trial Court small-claims guidance: mass.gov
- Mass. Gen. Laws ch. 186, § 15B(2)(c), (4): law.justia.com
Other states: see the guides for all 50 states and DC
This page is general legal information, not legal advice. Local ordinances can add rules, and your lease and facts matter. For advice about your situation, consult a licensed attorney in Massachusetts.