Sample lease review: a Massachusetts apartment lease
This is the report LeasePatrolproduces, run on a sample lease that contains clauses we often see in Boston-area leases. The lease is a sample, not a real renter's. Each finding quotes the clause, explains what Massachusetts law says about it, names the statute, and tells you what to do.
- clauses flagged
- 7
- dealbreakers
- 2
- estimated cost to you
- $3,400
- Massachusetts laws checked
- 45
What we found
- Dealbreaker
Finding 1
What the lease says:
Landlord may enter the unit at any time, without notice, to make repairs.
Massachusetts requires the landlord to give you at least 48 hours' notice before coming in to make repairs, at a reasonable time. Only emergency repairs can skip the notice.
What the law says:
Your landlord must give you at least 48 hours' notice before entering to make repairs, at a reasonable time and if possible by appointment. No notice is needed for emergency repairs.
State Sanitary Code 105 CMR 410.003
What to do: Ask for this clause to require at least 48 hours' notice, except for emergency repairs, before you sign.
- Dealbreaker
Finding 2
What the lease says:
Tenant is responsible for all snow and ice removal on the shared exterior stairs and common walkways.
In a building with more than one apartment, the landlord must keep shared exits clear and the exterior stairs free of snow and ice. A lease can make you clear snow only from an exit that you alone use and control, and only if it says so clearly in writing.
What the law says:
State Sanitary Code 105 CMR 410.260
What to do: You can sign, but don't take this on. If you're asked to clear the shared stairs, decline and point to the sanitary code.
What to say: “Under the State Sanitary Code (105 CMR 410.260), keeping shared stairs and exits clear of snow and ice is the owner's job in a building with more than one apartment.”
- Financial trapEstimated cost: $2,400
Finding 3
What the lease says:
Tenant shall pay the listing broker's fee, equal to one month's rent ($2,400), at lease signing.
Since August 2025, Massachusetts lets a broker charge only the party who hired them. The landlord listed this apartment, so the landlord's broker fee isn't yours to pay.
What the law says:
A rental broker's fee may be charged only to the party who engaged the broker. A lease clause can't shift the landlord's broker fee to the tenant.
M.G.L. c. 112, § 87DDD½
What to do: Don't pay the landlord's broker fee. Decline it when it's requested.
What to say: “Under M.G.L. c. 112, § 87DDD½, a broker's fee can only be charged to whoever hired the broker. I didn't hire this broker, so I won't be paying that fee.”
- Financial trapEstimated cost: $600
Finding 4
What the lease says:
Tenant agrees to pay the first $100 of any plumbing or appliance repair.
Massachusetts makes the landlord responsible for keeping the plumbing and the appliances they supply in working order. This clause pushes part of that cost onto you.
What the law says:
State Sanitary Code 105 CMR 410.235
What to do: You can sign, but push back on any bill for a routine repair to the landlord's plumbing or appliances.
What to say: “Under the State Sanitary Code (105 CMR 410.235), keeping the plumbing and the appliances you supply in working order is the owner's responsibility, so I won't be paying toward this repair.”
- Financial trapEstimated cost: $250
Finding 5
What the lease says:
Landlord will deduct $250 from the security deposit for professional carpet cleaning when Tenant moves out.
A Massachusetts landlord can keep part of your deposit only for unpaid rent, agreed tax increases, and damage beyond normal wear and tear. A flat cleaning charge is none of those.
What the law says:
Deductions are limited to unpaid rent, agreed real estate tax increases, and the reasonable cost of repairing damage beyond reasonable wear and tear, listed in a sworn, itemized statement.
M.G.L. c. 186, § 15B
What to do: Photograph the carpet at move-in, and contest an automatic cleaning charge at move-out.
What to say: “Under M.G.L. c. 186, § 15B, deposit deductions are limited to unpaid rent, agreed tax increases and damage beyond normal wear and tear. Routine carpet cleaning isn't any of those, so please return the full $250.”
- Financial trapEstimated cost: $400
Finding 6
What the lease says:
Tenant shall pay an incidental fee of $200.00 for each occurrence in which rent is received more than five (5) days after the due date.
Massachusetts doesn't allow any late fee or interest until rent is a full 30 days overdue. A fee on day 6 isn't enforceable, whatever the lease calls it.
What the law says:
No interest or penalty for late rent may be charged until the rent is 30 days overdue.
M.G.L. c. 186, § 15B
What to do: Pay on time when you can, and decline this fee if it's ever charged before day 30.
What to say: “Massachusetts law (M.G.L. c. 186, § 15B) doesn't allow a late fee until rent is 30 days overdue. My rent was paid before then, so I won't be paying this fee.”
- Financial trapEstimated cost: $150
Finding 7
What the lease says:
Tenant shall pay a non-refundable application processing fee of $150 prior to move-in.
In Massachusetts, landlords and brokers are severely limited in what upfront fees they can charge. Application fees are generally not allowed.
What the law says:
At the start of a tenancy, a landlord may collect only first month's rent, last month's rent, a security deposit of no more than one month's rent, and the cost of a new lock and key. Any other upfront charge, including an application fee, isn't allowed.
M.G.L. c. 186, § 15B
What to do: Don't pay it. Decline the fee when it's requested.
What to say: “Massachusetts law (M.G.L. c. 186, § 15B) allows only first month's rent, last month's rent, a security deposit and the cost of a new lock at move-in. I won't be paying the application fee.”
What's free and what's paid
When you scan your own lease, you see how many problems we found and the first flagged clause in full, free. The full report and the Action Kit cost $8.99, one time. This sample shows everything unlocked.
The Action Kit adds a ready-to-send email to the landlord asking for the changes, a cost breakdown of every flagged clause, a move-in condition checklist, and the deadline for getting your deposit back.
Open the interactive sample with the Action Kit
How the findings are made, and what we don't check: how we check your lease.