Massachusetts Landlord Repair Responsibilities: Your Rights Explained

Every renter deserves a safe, decent home. If you're renting in Massachusetts and facing issues like leaks, broken appliances, or heating problems, it's important to know what your landlord is legally required to fix and how you can take action.

What Must Your Landlord Repair in Massachusetts?

Massachusetts law requires landlords to maintain rental properties in a safe and livable condition. This standard is called the warranty of habitability. Landlords cannot waive this responsibility, even if a lease says otherwise.

• Essential services: Working heat, hot and cold water, electricity, and plumbing
• Structural repairs: Walls, roofs, floors, doors, and windows must be safe and weather-tight
• Safe facilities: Bathrooms, kitchens, and all utilities must meet state health and building codes
• Extermination: Infestations of insects or rodents must be addressed unless caused by tenant actions
• Smoke and carbon monoxide detectors: Properly installed and working
• Common areas: Must be clean and safe

Find more about habitability standards in the Massachusetts General Laws, Chapter 186, Section 14¹.

How to Request Repairs from Your Landlord

Start by notifying your landlord in writing about any repair needs. Keep copies of all communication for your records. Give your landlord a reasonable time (usually 14 days) to make repairs, unless the problem is urgent (like no heat in winter).

Official Form: Request for Repairs

• Form Name: Massachusetts Consumer Affairs & Business Regulation (CABR) Sample Repair Request Letter
• When to Use: When you need to officially ask your landlord to fix a problem in your apartment.
• How to Use: Fill out with details of the repair needed, send by certified mail or email, and keep a copy. This creates a written record in case you need to take further action.
• Download Here: Sample Letter Requesting Repairs to Apartment

What If the Landlord Doesn't Make Repairs?

If your landlord does not fix the problem in a reasonable time, you have several options:

• Contact your local Board of Health or Inspectional Services to request an inspection. Official inspectors can order landlords to fix code violations.
• You may withhold rent or make the repair and deduct the cost—but only if you follow strict legal procedures. Make sure to review the steps on the Mass.gov Renters' Rights Guide first.
• You can also file a complaint or take your landlord to court. If a landlord fails to fix serious problems, tenants may file a case with the Massachusetts Housing Court (the official tribunal handling residential tenancies).

Official Form: Board of Health Inspection Request

• Form Name: Board of Health Tenant Complaint Form (varies by city/town)
• When to Use: When a landlord does not make necessary repairs after you’ve notified them.
• How to Use: Download the form from your city or town’s Board of Health website. Complete and submit it in person, by mail, or online.
• Boston Example: Inspectional Services Complaint Form (Boston)

Tip: Always document the problem with photos and a repair request in writing before contacting the Board of Health or withholding rent.

Massachusetts Housing Court

The Massachusetts Housing Court is the official tribunal for landlord-tenant disputes, including repair and habitability issues. You can file a complaint if repairs are not made and code violations remain unresolved.

• Learn more about Housing Court procedures: Tenant Actions in Housing Court

Legal protections against retaliation apply. A landlord cannot legally evict or punish you for requesting repairs or filing complaints².

Relevant Legislation and More Resources

• Massachusetts General Laws c.186, §14: Landlord Duties & Penalties
• M.G.L. c.111, §127L: Board of Health Inspections
• Massachusetts Renters' Rights Guide

Frequently Asked Questions

1. What repairs are Massachusetts landlords always responsible for?
   Landlords must ensure all basic systems work (heat, water, electricity), that apartments are structurally safe, and that all health and safety codes are followed.
2. How long does my landlord have to fix something?
   Usually, landlords have 14 days after written notice, but urgent repairs—like no heat in winter—require faster action.
3. Can I withhold rent until repairs are made?
   It's possible under state law, but you must follow the correct process. Always seek legal advice before withholding rent to avoid eviction.
4. What if my landlord retaliates for a repair request?
   Massachusetts law protects tenants from eviction or other punishments for exercising repair rights or reporting unsafe conditions.
5. Where do I go if I need help or want to file a complaint?
   You can reach out to your local Board of Health, Massachusetts Housing Court, or consult the resources below for more support.

Need Help? Resources for Renters

• Massachusetts Housing Court – Tenant complaint and court forms
• Massachusetts Department of Public Health – Local Board of Health contact info
• Office of Consumer Affairs & Business Regulation – Sample letters and renter guidance
• Mass.gov Renters' Rights Guide – Full tenant rights guide

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1. Massachusetts General Laws c.186, §14, "Obligations and remedies of landlord and tenant" – Read the full law
2. M.G.L. c.186, §18, "Retaliation against tenants" – Retaliation law text

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