Can a Landlord Shut Off Electricity for Non-Payment in Massachusetts?

If you're renting in Massachusetts, it’s important to understand your rights and responsibilities regarding utilities. Losing electricity can put your health, comfort, and safety at risk. This guide explains when a landlord is legally allowed to shut off electricity for non-payment in Massachusetts, the legal processes involved, and what you can do if your landlord threatens or actually disconnects your power.

Your Right to Electricity in Massachusetts Rentals

Massachusetts state law considers electricity an essential service. Landlords have a legal obligation to provide and maintain essential services such as heat, hot water, and electricity unless your lease clearly states that you (the tenant) are required to pay for and maintain these utilities directly.

• If your landlord is responsible for utilities, they cannot lawfully shut off electricity to force you to pay rent or for any other reason except during bona fide repairs or emergencies.
• Even if you fall behind on rent, landlords must follow strict eviction procedures—not utility shutoff—as a remedy.
• Only the utility company itself can disconnect power for non-payment of a utility bill, and even then, specific notice and protections apply.

When Can a Landlord Lawfully Shut Off Electricity?

Generally, a landlord cannot legally shut off your electricity for non-payment of rent or utilities. Doing so is considered an illegal "utility shutoff," sometimes called a "constructive eviction." There are few exceptions:

• Pursuant to Massachusetts General Laws c. 186, § 14, landlords may not willfully shut off or withhold essential services to force a tenant to leave or pay rent.^[1]
• Landlords can only disconnect electricity for legitimate repairs requiring the power to be off and only for the minimum time necessary. Proper notice should be provided.

In almost all cases, if a landlord severs your electric service as a way to pressure you to pay, this is unlawful and you can take action.

What If You Are Responsible for Paying for Electricity?

If your lease states that you must pay the electric bill directly and you fall behind, only the utility company may initiate disconnection. Utility companies in Massachusetts are regulated and must follow strict rules, including advance notice and winter disconnection moratoriums for eligible customers. For details, visit the Massachusetts Housing and Utilities Consumer Information page.^[2]

Tenant Protections Against Utility Shutoffs

• If a landlord illegally shuts off your electricity, you can sue for damages or seek emergency help to restore utility service.
• You may be entitled to up to three months’ rent or three damages (whichever is greater), and reasonable attorney's fees, under Massachusetts law.
• You have the right to file a complaint or take your landlord to court.

How to File a Complaint or Take Action

To address an illegal electricity shutoff, you can submit a complaint to your city or town’s Board of Health or Inspectional Services Department. In addition, you may wish to file a claim in the Massachusetts Housing Court.^[3]

• Form: Complaint for Interference with Quiet Enjoyment (Housing Court)
  • Complaint for Interference with Quiet Enjoyment (PDF)
  • Used when your landlord illegally shuts off a utility, harasses, or disturbs your legal rights as a tenant.
  • Example: If your landlord disconnects your electricity to force you to pay late rent, you can submit this form to Housing Court, asking a judge for immediate relief.

What Massachusetts Law Says

The main tenancy law in Massachusetts for this area is Chapter 186, Section 14 of the General Laws.^[1] It strictly prohibits landlords from willfully interfering with a tenant's quiet enjoyment by shutting off utilities and provides for significant penalties if violated.

Summary: Utility Shutoff Rules for Massachusetts Renters

• Landlords cannot disconnect electricity for non-payment of rent or as coercion.
• Utility companies must provide notice and cannot disconnect essential services without following due process.
• Tenants should document any unlawful shutoff and promptly contact local authorities and the Housing Court.

1. Can my landlord shut off my electricity if I don't pay rent in Massachusetts?
   No. Landlords are not allowed to shut off electricity due to non-payment of rent. This is considered an illegal utility shutoff under state law.
2. What steps should I take if my landlord disconnects utilities?
   Document the shutoff (photos, notices), contact your city or town’s Board of Health or Inspectional Services, and consider filing a claim in Housing Court using the appropriate complaint form.
3. Are there any exceptions when a landlord can legally shut off power?
   The only limited exceptions are for necessary repairs or in emergencies, and then only with advance notice and as briefly as possible.
4. Who enforces these rules in Massachusetts?
   The Massachusetts Housing Court and local city/town Boards of Health handle disputes and complaints involving illegal utility shutoffs.
5. What forms do I need to file a Housing Court complaint?
   Use the Complaint for Interference with Quiet Enjoyment if your landlord has unlawfully disconnected essential services.

Key Takeaways for Renters

• Landlords in Massachusetts cannot lawfully shut off electricity for non-payment of rent.
• Utility shutoffs by landlords are illegal and can lead to court action and compensation for tenants.
• If your power is turned off, act quickly by contacting local authorities and documenting everything.

Need Help? Resources for Renters

• Massachusetts Housing Court: File claims or get information about your rights.
• Massachusetts Department of Public Utilities: Guidance on utility consumer protections.
• Consumer Utility Information: Key resources for gas, electric, and other services.
• Your local city or town Board of Health or Inspectional Services: Report unsafe or unlawful utility shutoffs.

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1. Massachusetts General Laws, Chapter 186, Section 14 – Quiet Enjoyment; Interference; Damages
2. Massachusetts Housing & Consumer Information for Utilities
3. Massachusetts Housing Court

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