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Massachusetts security deposit: 30 days to get it back

Within 30 days after the tenancy or occupancy ends, the landlord must return the deposit (with interest owed), less lawful deductions. If deducting for damage, the landlord must also provide the sworn itemized list within the same 30 days.

What the law requires

Itemized statement
Deductions are limited to unpaid rent, certain tax increases and water charges, and the reasonable cost of repairing damage beyond normal wear and tear. For damage, the landlord must give a list sworn under pains and penalties of perjury, with written evidence such as estimates, bills, invoices or receipts. No dollar threshold found.
Forwarding address
The return provisions do not require a forwarding address. (The receipt for last month's rent paid in advance must tell the tenant to give one so interest can be sent.)
If the landlord breaks the rules
For failing to return the deposit within 30 days (and certain other violations, such as improper holding of the deposit), the tenant is awarded three times the amount of the deposit, plus 5% interest, court costs and reasonable attorney's fees. Failure to pay interest within 30 days allows triple the interest owed.
Loss of the right to deduct
Yes. A landlord who fails to meet key requirements, including returning the deposit or giving the sworn itemized list within 30 days, forfeits the right to keep any part of the deposit for any reason.
Deposit cap
A landlord may not require more than the first month's rent, last month's rent, a security deposit equal to the first month's rent, and the cost of a new key and lock. Fees charged in lieu of a deposit (allowed since Aug 1, 2025) plus any deposit may not exceed one month's rent in total.
Small claims limit
$7,000 in District Court, Boston Municipal Court or Housing Court small claims session

Recent changes

2025 Mass. Acts ch. 9, §§ 54-55, effective Aug 1, 2025, amended the opening paragraph of § 15B(1)(b) to cover the lessor's agent and add fee-in-lieu-of-deposit provisions with a one-month combined cap. The amendment notes show no change to the 30-day return rule or the treble-damages remedy.

If your landlord misses the deadline

  1. Write down your dates and gather proof: move-out date, the date you gave your forwarding address, the deposit amount, and anything the landlord sent. Photos and receipts help.
  2. Send a written demand by certified mail, keep the receipt, and cite M.G.L. c. 186, § 15B. Give a date to respond.
  3. If you still aren't paid, file in District Court, Boston Municipal Court or Housing Court small claims session. Deposit claims up to $7,000 can be filed there, usually without a lawyer. Check the court's website for current filing fees and forms.

What a Massachusetts demand letter looks like

Re: Demand for return of security deposit / Rental address: [Street address, unit, city, state ZIP]

Dear [Landlord name]:

I rented the property above from you under a lease that began on [lease start date]. I paid a security deposit of $[deposit amount] on [date paid]. I moved out and returned possession on [move-out date].

My forwarding address is [forwarding address]. Please send my deposit and any required statement to that address.

[A.] I have not received my deposit or an itemized statement of deductions. Under M.G.L. c. 186, § 15B, a landlord must return a tenant's security deposit, or send an itemized statement of any deductions, within 30 days after the tenant moves out. That deadline passed on [deadline date].

Preview of the first part of letter one. Yellow marks the parts you fill in.

Common questions

How long does a landlord in Massachusetts have to return a security deposit?

Within 30 days after the tenancy or occupancy ends, the landlord must return the deposit (with interest owed), less lawful deductions. If deducting for damage, the landlord must also provide the sworn itemized list within the same 30 days.

What happens if a Massachusetts landlord keeps the deposit wrongfully?

For failing to return the deposit within 30 days (and certain other violations, such as improper holding of the deposit), the tenant is awarded three times the amount of the deposit, plus 5% interest, court costs and reasonable attorney's fees. Failure to pay interest within 30 days allows triple the interest owed. Yes. A landlord who fails to meet key requirements, including returning the deposit or giving the sworn itemized list within 30 days, forfeits the right to keep any part of the deposit for any reason.

Do I have to give my Massachusetts landlord a forwarding address?

The return provisions do not require a forwarding address. (The receipt for last month's rent paid in advance must tell the tenant to give one so interest can be sent.)

Where do I sue for my deposit in Massachusetts?

Deposit claims up to $7,000 can be filed in District Court, Boston Municipal Court or Housing Court small claims session. Check the court's website for current filing fees and forms.

Other states

Rules reviewed October 2026. Laws change, so confirm with the statute before you rely on this page.