Do landlords have to provide emergency exit lighting in all rental buildings?

Yes, Massachusetts landlords must provide and maintain emergency exit lighting in multi-family and apartment buildings as required by law.

What should I do if my building’s emergency exit lights are not working?

Notify your landlord in writing. If not fixed, report the issue using your local Board of Health's Inspection Request Form.

Who enforces emergency exit lighting standards in Massachusetts?

Local Boards of Health and building inspectors enforce exit lighting standards; unresolved disputes may go to the Massachusetts Housing Court.

Can a lack of emergency exit lighting make my apartment unsafe or uninhabitable?

Yes, missing or non-working exit lights can violate the sanitary code and are considered safety hazards.

Is my landlord required to fix exit signs and lights during a power outage?

Yes, emergency exit lighting must be operational during power failures to ensure a safe evacuation route.

Massachusetts Emergency Exit Lighting: Renters' Rights and Standards

Security, Locks & Emergency Protections Massachusetts published June 21, 2025

Safe and well-maintained emergency exits are essential in every Massachusetts rental property. As a renter, understanding emergency exit lighting standards can help you stay secure, and ensure that your landlord meets their legal responsibilities. This article explains the basics of emergency exit lighting laws in Massachusetts, what your landlord must provide, and what to do if there's a problem with exit lighting in your building.

What Are Emergency Exit Lighting Standards in Massachusetts?

Emergency exit lighting refers to the illuminated signs and lights that indicate the way to exits in apartment buildings, especially in the event of a fire or power outage. These standards are part of Massachusetts' building codes, intended to protect tenants and visitors by making sure escape routes are clearly marked and visible at all times. In Massachusetts, these standards apply to most multi-family rental properties and are enforced by local building and fire officials.

Legal Requirements for Exit Lighting

In Massachusetts, exit lighting and exit signs in rental buildings are regulated under the Massachusetts State Building Code (780 CMR) and fire safety laws. Property owners have several responsibilities, including:

Ensuring all exit routes have visible, illuminated exit signs and emergency lighting.
Maintaining emergency lighting systems in working order at all times, including during power failures.
Conducting regular inspections and addressing any issues promptly.

These requirements are in addition to the “sanitary code” standards enforced by the Massachusetts Department of Public Health.

Where Should Emergency Exit Lights Be Installed?

According to the Massachusetts State Building Code, emergency exit lights must be installed:

In stairwells, corridors, and passageways leading to an exit.
Above all designated building exits.
In common areas if the building has more than one dwelling unit.

Landlord Duties and Tenant Rights

Landlords are required to provide and maintain exit lighting as part of keeping the rental property habitable and safe for tenants. If these requirements aren't met, renters have a right to report the issue to their local inspectional services or Board of Health. You may also request repairs in writing to your landlord as a first step.

If you notice a broken or missing exit sign, or the emergency lights don't work during a power outage, report the problem immediately to your landlord and keep a written record of your complaint.

Reporting Exit Lighting Problems

If your landlord does not fix emergency lighting issues after you notify them, you can file an official complaint with your local Board of Health or Inspectional Services Department.

Use the Board of Health Inspection Request Form to report unsanitary or unsafe conditions, including faulty exit lighting.
Your local inspection office will conduct an inspection and may order your landlord to make necessary repairs.

Relevant Official Forms

Board of Health Inspection Request Form (local form): Use this if you’ve asked your landlord to fix dangerous or unhealthy conditions (like non-working emergency exit lighting) and they don’t act. File the form with your city or town’s Board of Health. Find your local Board of Health here.

Typically, you should give your landlord a reasonable time (e.g., 14 days) to address the issue before contacting local authorities.

Which Agencies Oversee Emergency Lighting in Rentals?

In Massachusetts, complaints about rental housing safety—including emergency exit lighting—are usually handled by your city or town’s:

Local Building Inspector or Inspectional Services Department
Local Board of Health

The official tribunal for residential landlord-tenant disputes is the Massachusetts Housing Court. You may resolve issues through this court if informal solutions and local complaints do not work.

Relevant Legislation

FAQ: Emergency Exit Lighting in Massachusetts Rentals

Do landlords have to provide emergency exit lighting in all rental buildings?
Yes, landlords must provide and maintain emergency exit lighting in all multi-family and apartment buildings as required by building and sanitary codes.
What should I do if my building’s emergency exit lights are not working?
First, notify your landlord in writing. If they do not act, submit a complaint to your local Board of Health using the Inspection Request Form.
Who enforces emergency exit lighting standards in Massachusetts?
Your local Board of Health and building inspector enforce these standards, with disputes handled by the Massachusetts Housing Court if necessary.
Can a lack of emergency exit lighting make my apartment unsafe or uninhabitable?
Yes, the absence of working exit lighting can be considered a violation of the state sanitary code and a threat to safety.
Is my landlord required to fix exit signs and lights during a power outage?
Yes, emergency lighting systems must function during a power outage (typically battery-powered) to ensure safe evacuation.

Conclusion: Key Takeaways for Renters

Landlords in Massachusetts must provide and maintain working emergency exit lighting in rental buildings.
Tenants have the right to report issues if landlords don’t fix unsafe conditions after being notified.
The local Board of Health and the Massachusetts Housing Court can help enforce these rights if needed.

Understanding your rights around emergency exit lighting helps keep your home safe and holds property owners accountable.

Need Help? Resources for Renters

Massachusetts Housing Court: For filing disputes regarding unsafe conditions or repairs
Find Your Local Board of Health: Submit complaints or request inspections
State Housing and Tenant Assistance Programs: For further guidance and support