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Massachusetts security deposit law
Short answer: A Massachusetts landlord has 30 days after the tenancy ends to return the deposit plus interest, minus allowed deductions backed by a sworn, itemized damage list with estimates or receipts. The deposit can't exceed one month's rent, and the rules are strict: small mistakes can cost a landlord three times the deposit.
| Deadline to return the deposit | 30 days after the tenancy ends. |
|---|---|
| Limit on how much a landlord can charge | One month's rent. At move-in a landlord can only collect first month's rent, last month's rent, a security deposit of no more than one month, and the cost of a new lock and key. |
| Itemized list of deductions | Yes, and it's strict: an itemized list of damages, signed under pains and penalties of perjury, describing the damage and repairs in precise detail, with estimates, bills, invoices or receipts. |
| Interest on the deposit | Yes. The deposit must sit in a separate interest-bearing Massachusetts bank account, and the tenant is owed 5% a year (or the lower rate the bank actually paid) every year of the tenancy. Prepaid last month's rent also earns interest. |
| Penalty if the landlord breaks the rules | A landlord who doesn't put the deposit in a proper account, doesn't return it on time, or doesn't transfer it when selling owes three times the deposit, plus 5% interest, court costs and attorney's fees. Missing the 30-day itemized list, or using an illegal lease clause, means losing the right to keep any of it. |
| What the tenant has to do | Review the statement of condition, sign it if correct, or return your own signed list of damage within 15 days of receiving it or moving in. Give a forwarding address. |
| The law | Massachusetts General Laws Chapter 186, Section 15B |
Official law: Massachusetts General Laws Chapter 186, Section 15B. Checked against the statute on 2026-11-04.
Good to know
- Within 10 days of the tenancy starting, the landlord must give a written statement of the unit's condition with a required bold-print notice at the top.
- Within 30 days of receiving the deposit, the landlord must give a receipt naming the bank, account number and amount.
- Damage listed on the move-in condition statement can't be deducted later.
- Only three things can come out of the deposit: unpaid rent or water charges, certain unpaid tax increases, and repair of damage beyond reasonable wear and tear.
Tips for landlords
- Do a written move-in inspection and have the tenant sign it. Take dated photos of every room, including inside appliances and closets.
- Collect the tenant's forwarding address in writing at move-out.
- Put the itemized list and the refund in the mail well before the deadline, and keep proof of mailing.
- Normal wear and tear (faded paint, light carpet wear, small nail holes) usually can't be charged. Damage beyond that can.
Tips for tenants
- Take your own dated photos and video on move-in day and move-out day.
- Give your landlord your forwarding address in writing, and keep a copy.
- If the deadline passes, send a written demand letter that cites the law above before going to small claims court.
Common questions
How long does a landlord have to return a security deposit in Massachusetts?
30 days after the tenancy ends.
Is there a limit on security deposits in Massachusetts?
One month's rent. At move-in a landlord can only collect first month's rent, last month's rent, a security deposit of no more than one month, and the cost of a new lock and key.
Does a landlord in Massachusetts have to itemize deductions?
Yes, and it's strict: an itemized list of damages, signed under pains and penalties of perjury, describing the damage and repairs in precise detail, with estimates, bills, invoices or receipts.