Last Updated on November 5, 2025 by Tanya Janse van Rensburg
The rental market in Boston is active and strong, so it's essential to have tenant screening in place, a written lease, and to follow the law in Massachusetts. There are several steps you can take to protect your investment and limit unwanted legal issues.
You will need to get 6D Certificates before you can rent your unit. For each property you own, in terms of management, remember that you are responsible under state laws for issues of habitability, security deposits, rents, and evictions.
Read this guide as we discuss ways to properly manage your rental property in 2025, while remaining compliant with local laws.
You should have a rigorous screening process for applicants to help protect your assets and build income. Every application you receive should be screened for credit issues, past evictions, and any criminal record.
Obtain proof of employment and sources of income; if possible, a reference from a prior landlord would be helpful too. Use a rental application, and use some paid identification.
Ensure your process is consistent across all applications. Don't discriminate, as inequalities in housing opportunities are illegal. Follow both federal and Massachusetts fair housing laws.
Use a written lease for all lease agreements. Include the name and information of all adult tenants, the rent amount, the date it is due, and the methods by which the rent can be paid.
You will also want to indicate the security deposit and where you are holding the deposit. Massachusetts requires landlords to hold security deposits in a bank account separate from their other assets.
Be very specific about maintenance responsibilities. Who will remove the snow? Who will be responsible for the trash? Include notice required for termination of the lease. In leases, avoid all illegalities such as waiving tenant rights or non-refundable fees.
At move-in, provide tenants with a "Tenant's Rights and Responsibilities" brochure. Document the property in detail, including photographs if possible, and get them to sign the Statement of Condition.
A 6D Certificate is an official document provided by a condominium association confirming that the owner has paid all condominium fees and any special assessments in full. The 6D Certificate confirms that the unit has no debt that can create a lien on the unit, protecting both buyers and the renter by confirming they are free from any unpaid condominium charges.
In Massachusetts, a landlord must obtain a 6D Certificate before leasing a condominium unit, as it is a requirement for leasing or selling under Chapter 183A, Section 6 (d).
The failure to obtain a 6D Certificate not only risks legal non-compliance but also incurs significant financial losses. Additionally, lending institutions often require a 6D Certificate as part of their financing approval process.
You may obtain the 6D Certificate from your condo association or condo management. Here are some important aspects you will want to consider:
Obtaining 6D Certificates in Massachusetts is essential for landlords to legally rent out their properties. Retain your 6D Certificate as proof of compliance to avoid disputes later.
In Massachusetts, there are certain legal aspects landlords should know in order to avoid encountering a legal problem.
The following section has some practical guidance to help with compliance with the law in 2025.
Laws governing landlords and tenants in Massachusetts help create a balance of rights for the landlord and tenant. You must provide safe and habitable housing for your tenants, and of course, all general fair housing laws.
The tenant has the right to a reasonable quality of housing and to pay rent when it is due. You cannot charge late fees for rent that is thirty (30) days due. You must always give the legally required notice to terminate a lease and evict a tenant.
In Massachusetts, new laws on broker fees require landlords to disclose per-broker fees upfront, and tenants may seal eviction records. Be responsible for knowing and complying with all statutes and staying educated.
Giving your rental property a healthy and impressive home design is paramount; as the Owner, you are obligated by the Massachusetts Sanitary Code to have working plumbing, heat, and electricity. You are also required to keep the physical structure of your rental property in good condition, i.e., free of leaks, mold, or pest infestations.
You must provide heat from September 16 to June 14. The temperatures of your hot water must be between 110ºF and 130ºF. You must address any health or safety issues reported by the tenant promptly.
If you do not adhere to all of the aforementioned codes and obligations, there are possible fines associated with the Massachusetts Sanitary Code, and the tenant may have claims against you.
Massachusetts restricts security deposits to one month of rent. You must keep the deposit in a separate, interest-bearing account. You should provide a written "Statement of Condition" listing the damages or code violations, within 10 days after a tenant moves in.
You must return the security deposit within 30 days after the tenant vacates, less any lawful deductions for damages or unpaid rent. You want to have a record of all transactions for liability reasons.
You can establish your rental amount and late fees, but you cannot charge a late fee unless rent is late by 30 days or more. You must provide any tenant with, at the very least, 30 days’ written notice to terminate the lease.
If the tenant has not paid, begin the eviction process with proper legal court procedures after the notice has expired. You must never attempt a self-eviction or cut off utilities. You should always adhere to the law to prevent having penalties, which is not a good business practice.
Effective August 2025, renters will not pay broker's fees; Rather, the party that authorized the broker will pay. Effective May 2025, evictions may be sealed to protect a tenant for rental purposes. If you increase rent on an at-will tenant, you will need to provide 30 days’ notice. Stay informed on all new and local, and state regulations.
Compile into one file all of your leases, payments, notifications, and requests for repairs. It would be prudent to attach copies of any correspondence to the tenant and keep a copy of each inspection report.
You should also keep the original security deposits and inspection reports in a safe location. Having relevant and factual records will protect you in conflicts and will demonstrate compliance with tenancy laws. It is important to regularly scrutinise your legal obligations and the liability to maintain records.
Owning a rental property in Massachusetts requires strict compliance with laws and practices. You can protect your investment by screening tenants, obtaining 6D Certificates when appropriate, and abiding by state regulations regarding habitability, deposits, rent, and eviction laws.
If keeping tabs on all this information feels too difficult, consider hiring property managers. The demand for experienced property managers in Boston has grown with the city's booming rental market. These experts will handle everything, from simple tenant communication to legal compliance.
Complying with the law while managing the rental property correctly will help ensure you avoid court and minimise the risk of problems in 2025.
