Landlord Repair Timeframes and Maintenance Rules in Massachusetts

If your Massachusetts rental needs maintenance or repairs, it’s important to know your rights and what the law says about how quickly landlords must act. This guide explains landlord repair deadlines, relevant forms, and the actions renters can take if repairs aren’t made on time—in plain language anyone can use.

What Does Massachusetts Law Require for Repairs?

Under Massachusetts General Laws Chapter 186, Section 14, landlords must provide safe, livable homes—sometimes called the “implied warranty of habitability.” That means your landlord is legally required to make necessary repairs affecting your health and safety, such as heat, plumbing, and pest problems.

The Massachusetts State Sanitary Code (105 CMR 410) sets the minimum standards for rental housing—including repair timeframes for certain violations.

How Long Can a Landlord Take to Fix an Issue?

The time your landlord has to make repairs depends on the problem’s severity:

• Emergency Health or Safety Issues (e.g., no heat in winter, sewage backup): Repairs typically must be started within 24 hours and completed as soon as possible.
• Major Sanitary Code Violations (e.g., loss of hot water, serious leaks): Landlords usually have up to 5 days from receiving written notice to begin repairs.
• All Other Issues (e.g., minor leaks, broken window screens): Repairs should begin within 14 days of written notice.

If your landlord does not respond within these timeframes, you may have additional rights or actions you can take, including contacting local health officials.

How to Give Proper Notice and Start the Repair Process

It's important to let your landlord know about maintenance problems in writing. The Sample Letter to Landlord Requesting Repairs is a helpful template from the state. You can use it to formally request repairs and start the official repair timeline.

• Name: Sample Letter to Landlord Requesting Repairs
• When to use: As soon as you notice a problem that needs fixing in your apartment. Send this letter by mail or email (if allowed).
• Official source: Download the sample repair request letter

What If the Landlord Doesn’t Make Repairs on Time?

If your landlord fails to fix serious problems after proper notice, you have several options under Massachusetts law:

• Contact Your Local Board of Health: A health inspector can inspect your rental and order the landlord to make repairs. Find your local Board of Health here.
• "Repair and Deduct" Remedy: In some cases, you may pay for repairs yourself and subtract the cost from your rent—but only after proper written notice and following legal procedures. The Tenant Repair Letter is an example notice to landlord before exercising this right.
• File a Complaint: You can file with your city or town, or seek help from the Massachusetts Housing Court if the repair is urgent or ongoing.

Remember, always document the problem, your communications, and keep receipts for any work you pay for yourself.

Massachusetts Housing Court: Where to Resolve Tenant–Landlord Disputes

The main tribunal for housing-related disputes in Massachusetts is the Housing Court Department of the Trial Court. They handle unresolved repair and habitability issues, eviction matters, and more.

Relevant Forms for Tenants

• Sample Letter to Landlord Requesting Repairs – Use to request repairs in writing, which triggers legal timeframes. Official template
• Tenant Repair Letter (Repair and Deduct Notice) – Use if planning to make repairs yourself and deduct from rent. Download here
• Board of Health Complaint Form – Used to request an inspection if landlord delays repairs. Available from your local Board of Health.

Complete these forms as soon as possible once repairs become urgent, and keep copies for your records.

FAQ: Common Renter Questions About Repairs

1. What qualifies as an emergency repair?
   Anything that risks your health, safety, or the fundamental use of your apartment—like no heat in winter, flooding, or lack of water.
2. Can I legally withhold rent if repairs aren’t made?
   Withholding rent is risky; follow Massachusetts guidelines closely and seek legal assistance. It is often safer to use the "repair and deduct" remedy or file a complaint first.
3. What if my landlord retaliates for repair requests?
   Retaliation (such as eviction or raising rent in response to a legal complaint) is illegal under state law. If this happens, consider contacting the Housing Court or legal aid.
4. Who enforces rental repair standards?
   Your city or town’s Board of Health enforces the sanitary code. The Housing Court handles disputes if problems aren’t resolved.
5. How do I officially request an inspection?
   Contact your local Board of Health and submit their complaint or inspection request form as soon as you notice a code violation.

Key Takeaways for Massachusetts Renters

• Landlords must fix urgent health/safety issues in 24 hours, major problems in 5 days, and all others within 14 days of written notice.
• Provide written repair requests and keep detailed records of all communications.
• For unaddressed repairs, contact your local Board of Health or Massachusetts Housing Court for enforcement and further help.

Need Help? Resources for Renters

• Massachusetts Housing Court: Support and forms for filing tenant complaints or disputes.
• Massachusetts Legal Aid: Free legal assistance for low-income renters.
• How to File a Complaint With Your Local Board of Health: Official guidance on reporting unaddressed repairs.
• Massachusetts State Sanitary Code: Official habitability and repair standards in rental homes.

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1. Massachusetts General Laws Chapter 186, Section 14 – Tenant Rights and Repairs
2. 105 CMR 410 – Massachusetts State Sanitary Code
3. Massachusetts Housing Court – Tenant and Landlord Disputes
4. Local Board of Health Directory
5. Sample Letter to Landlord for Repairs

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