How to evict a tenant in Massachusetts: steps and timeline

What notice does Massachusetts require for unpaid rent?

Under a written lease, Chapter 186, Section 11 says that on neglect or refusal to pay rent due, 14 days' written notice to quit from the landlord is enough to end the lease, unless the tenant pays or tenders to the landlord or the landlord's attorney all rent then due, with interest and costs of suit, on or before the day the answer is due in the landlord's case for possession. If the nonpayment came from a delay by the federal, state or local government in mailing a benefit or rent payment, the court must continue the hearing at least seven days to notify the agency, and if everything is paid in that time the tenancy is treated as not ended.

For a tenant at will, Section 12 also uses a 14-day notice to quit for nonpayment. But a tenant at will who has not received a similar notice in the previous 12 months does not lose the tenancy if the tenant pays the full rent due within 10 days of receiving it. The notice must carry the statutory notification of this right. Ending a tenancy at will for another reason takes three months' written notice, or, when rent is paid in periods shorter than three months, the rental interval or 30 days, whichever is longer.

How does summary process work?

Chapter 239, Section 1 lets a landlord recover possession when a lessee holds possession without right after the lease ends by its own limitation or by notice to quit. Section 2 allows the case in the district court for the judicial district where the property sits, in the superior court if the money damages sought are above the stated threshold, and the Boston housing court sets its own form of writ. The writ is an original summons that says the tenant holds the premises unlawfully and, if you claim rent and use and occupation, the amount owed. The court's summons sets the answer and hearing dates, so follow it closely.

How does the tenant actually leave?

If the court finds you entitled to possession, you get judgment and execution for possession and costs, and for rent if claimed and found due (Section 3). At least 48 hours before serving or levying on an execution for a dwelling, the officer must give the tenant written notice of the date and time, saying the tenant and belongings will be physically removed and naming the licensed warehouse where belongings left behind will be stored. An execution for a dwelling cannot be served before 9 a.m. or after 5 p.m., or on a Saturday, Sunday or legal holiday. Section 4 sets how stored property is handled, including that the warehouse may sell property unclaimed after six months.

What happens to belongings left behind?

Section 4 of Chapter 239 says the officer must have personal property stored for the owners. It goes to the licensed public warehouse named in the 48-hour notice, unless the tenant names a warehouse or storage facility in writing at or before removal. The facility must be licensed, bonded and within a 20 mile radius. The officer files a receipt listing the goods with the court and gives it to the tenant in hand, or by receipted mail if the tenant is not there. If an animal is found, the officer notifies an animal control officer, a police officer or another authorized agent. The warehouse may sell property unclaimed after six months. Failure to claim rent in the case does not bar a later action for it (Section 2).

What does a typical timeline look like?

Example a made-up landlord with a written lease delivers a 14-day notice to quit on Monday, November 2, 2026. The notice runs through Monday, November 16. If the tenant pays all rent due, with interest and costs, by the answer day in a later case, the lease is not ended. If not, the landlord brings summary process, wins judgment and gets the execution. The officer then gives at least 48 hours written notice, so a Friday notice means no removal before Sunday, and an execution cannot be served on a weekend or holiday or outside 9 a.m. to 5 p.m. Court dates come from the summons, so they are not shown here.

What can a Massachusetts landlord never do?

Chapter 186, Section 14 punishes a landlord who willfully fails to furnish required utilities or services, interferes with quiet enjoyment, or tries to regain possession by force without judicial process, with a fine of $25 to $300 or up to six months in jail. The tenant can also recover actual and consequential damages or three months' rent, whichever is greater, plus costs and attorney fees.

How DoorKeeping handles it

DoorKeeping keeps each property's lease, rent ledger and the notices you send in one place, which is the paper trail a court asks for. You still serve the notice and file the case yourself. DoorKeeping gives general information, not legal advice. If a case is contested, or the tenant files an answer, talk to a local attorney.

Sources

1. Massachusetts General Laws c. 186, Sections 11, 12 and 14, read Oct 30, 2026
2. Massachusetts General Laws c. 239, Sections 1 to 4 (Summary process), read Oct 30, 2026

Questions

How many days notice do I give a Massachusetts tenant who has not paid rent?

Fourteen days written notice to quit, whether under a written lease (c. 186, Section 11) or a tenancy at will (Section 12).

Can a Massachusetts tenant keep the home by paying?

Under a written lease, yes, if the tenant pays all rent due with interest and costs by the answer date. A tenant at will can keep it by paying within 10 days if no similar notice came in the past 12 months.

How much warning does a Massachusetts tenant get before removal?

At least 48 hours written notice from the officer before the execution is levied, and never before 9 a.m., after 5 p.m., or on a weekend or holiday (c. 239, Section 3).