Free Massachusetts lease review checked against state law.
Upload your Massachusetts apartment, house or room lease. We compare every clause with 42 Massachusetts laws, and tie each flag to the statute behind it.
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In about two minutes you’ll see how many clauses work against you, how serious each one is, and what they could cost you over 12 months. No login, and your file is deleted after the analysis.
What a Massachusetts lease can’t include
Massachusetts law is strict about what a lease can include. It lists the only four charges a landlord may collect at move-in, bars late fees until rent is 30 days overdue, and voids any lease term that lets a landlord evict without going to court.
- Move-in fees beyond first, last, deposit and a lockM.G.L. c. 186, § 15B
- A late fee before rent is 30 days overdueM.G.L. c. 186, § 15B
- A deposit that is forfeited or “non-refundable”M.G.L. c. 186, § 15B
- Paying a broker the landlord hiredM.G.L. c. 112, § 87DDD1/2
- Paying for utilities that aren’t metered to your unit105 CMR 410.200
- A right to enter whenever the landlord wants940 CMR 3.17; 105 CMR 410.003
- Lockouts or eviction without going to courtM.G.L. c. 186, § 15F; M.G.L. c. 184, § 18
- A vague “tax increase” pass-throughM.G.L. c. 186, § 15C
- Giving up your repair-and-deduct remedyM.G.L. c. 111, § 127L
- Pet fees for a service or assistance animalM.G.L. c. 151B, § 4
Legal in Massachusetts, even if it feels unfair
We flag what the law prohibits, not everything that’s inconvenient. These terms are lawful in Massachusetts, so the report won’t call them illegal:
First, last and a full deposit, all at once
Collecting first month’s rent, last month’s rent, a one-month security deposit and the cost of a new lock together is legal. It’s the maximum, but it’s lawful.
M.G.L. c. 186, § 15B
A late fee after 30 days
Once rent is 30 days overdue, a late fee in the lease can apply. Massachusetts statute sets no dollar cap on it.
M.G.L. c. 186, § 15B
Everything we check in a Massachusetts lease
Every rule below comes from official Massachusetts or federal government text and was reviewed before it went live. Each citation links to that text.
Security deposits
Deposit limit
Last month’s rent
How the deposit is held
What can be deducted
Return deadline
Penalties for wrongful withholding
Deposit receipts and move-in condition
Rent, fees and charges
Move-in and other fee limits
Late fee grace period
Application and screening fees
Late fee limits
Rent receipts
Who pays utilities
Rent increase notice
Submetering and shared meters
Broker fees
Clauses the law voids
Clauses excusing the landlord’s own negligence
Repairs, safety and living conditions
Heat and hot water
M.G.L. c. 186, § 14105 CMR 410.180105 CMR 410.150105 CMR 410.160
Water supply
Structure and weatherproofing
Mold
Pests and rodents
Smoke and CO detectors
Repair and deduct
Landlord’s duty to repair
105 CMR 410.640105 CMR 410.003105 CMR 410.235105 CMR 410.240105 CMR 410.100105 CMR 410.630M.G.L. c. 186, § 19105 CMR 410.110
Exits and safety
Trash removal
Common areas
Rent withholding and escrow
Quiet enjoyment
State lead-paint law
Federal lead-paint disclosure
Entry and privacy
Reasons a landlord may enter
Notice before entry
Eviction, lockouts and ending a lease
Utility shutoffs
Retaliation
When retaliation is presumed
Notice to quit
Grounds for eviction
Court eviction process
Lockouts and self-help eviction
Penalties for illegal eviction
Early termination rights
Military and senior early termination
Roommates and subletting
Roommates and occupancy
Discrimination and fair housing
Protected classes
Vouchers and source of income
Disability accommodations
Assistance animals
Massachusetts renter guides
- Is a broker fee legal in Massachusetts?
- What’s the maximum security deposit a landlord can charge in Massachusetts?
- Can my landlord charge a late fee in Massachusetts?
- How to break a lease in Massachusetts without penalty
- Renting in Boston: the September 1 survival guide
- Renting in Cambridge & Somerville: the triple-decker handbook
Questions about Massachusetts lease reviews
Is the Massachusetts lease review free?
Yes. Upload your lease with no login and in about two minutes you’ll see how many clauses work against you, how serious each one is, and one flagged clause in full. The complete report and Action Kit are a one-time $8.99.
Which Massachusetts laws does LeasePatrol check?
42 Massachusetts statutes and regulations covering deposits, fees, repairs, entry, eviction and discrimination, plus the federal fair housing and lead-paint rules. The full list is on this page, each linked to the official text.
Is this legal advice?
No. LeasePatrol is a software tool that compares your lease with the law and explains what it finds. If you’re facing an eviction or a lawsuit, talk to a tenant lawyer or your local legal aid office.
LeasePatrol provides rental law information, not legal advice, and is not a law firm.