Massachusetts Landlord Rules for Heat and Hot Water

As a renter in Massachusetts, it’s important to know your rights when it comes to heat and hot water in your rental unit. State law ensures landlords provide tenants with working heat and hot water, especially during the cold months. This guide explains landlord requirements, complaint options, and the forms and agencies available to help support renters facing issues.

What Are Landlords Required to Provide?

Massachusetts law mandates specific minimum standards for heat and hot water in residential rentals. These standards help keep renters safe and comfortable, particularly during New England's harsh winters.

Heat Requirements

• Heating Season: Landlords must provide heat from September 15 through June 15 each year.
• Minimum Temperatures: Inside temperature must be at least 68°F between 7:00 a.m. and 11:00 p.m., and at least 64°F at all other hours.

Hot Water Requirements

• Landlords must provide hot water at a temperature between 110°F and 130°F at all times.
• Except where you have a written agreement stating the tenant must pay for and supply hot water, it is the landlord’s responsibility to maintain hot water services.

For more details, see the Massachusetts General Laws Ch. 111, Section 127A and Massachusetts State Sanitary Code (105 CMR 410).^[1][2]

What If the Heat or Hot Water Fails?

If your apartment lacks heat or hot water, Massachusetts provides clear steps to get help:

• Notify your landlord in writing about the problem as soon as possible. Keep a copy for your records.
• If the problem is not fixed quickly, contact your local Board of Health (or local code enforcement office) to file a complaint. They are responsible for inspecting conditions and enforcing the housing code.

Official Complaint Form: Housing/Sanitary Code Complaint

• Name: Housing/Sanitary Code Complaint Form (No universal number; each Board of Health may use its own form)
• How it's used: Fill out and submit this form to your city's or town's Board of Health when your landlord does not address a lack of heat or hot water. A health inspector will usually visit your unit for inspection. For example, if your apartment heater stops working in November and your landlord does not respond, you can complete this form to request a city inspection.
• Find your local Board of Health and forms here

Understanding the Massachusetts Sanitary Code

The State Sanitary Code (105 CMR 410) sets the rules for rental housing conditions, including heat and hot water. Landlords must follow these health and safety standards to remain in compliance.

Who Handles Rental Disputes?

In Massachusetts, residential tenancy matters are overseen by the local Housing Court Department of the Trial Court. If you cannot resolve problems with your landlord or need further help, you may apply to Housing Court for enforcement and additional remedies.

What Legislation Covers Heat and Hot Water?

• Massachusetts General Laws Ch. 111, Section 127A (Sanitary Code)
• State Sanitary Code (105 CMR 410)
• Chapter 186 (Tenant and Landlord Law)

FAQs: Massachusetts Heat and Hot Water Laws

1. Can my landlord turn off the heat to save money?
   No. Landlords are always responsible for keeping the required minimum temperatures during heating season, unless you have a written agreement making the tenant responsible for heating fuel (rare for multi-unit buildings).
2. What should I do if my landlord doesn’t respond to my complaint?
   You should file a complaint with the local Board of Health. They can inspect your unit and order your landlord to fix the problem. Documentation is key—keep copies of your written requests and complaints.
3. Are there exceptions if I agree to pay for utilities?
   For hot water, only if your rental agreement clearly states you are responsible. For heat, landlords must still make sure the system can maintain legal temperatures, even if you pay the fuel bill.
4. How quickly must my landlord restore heat or hot water?
   Repairs should be made as quickly as possible—typically within 24 hours for loss of essential services. Timelines may vary based on local health codes and the severity of the problem.
5. Can I take legal action if repairs aren’t made?
   Yes. You may file a case in the local Housing Court to seek enforcement, rent abatement, or other remedies. Free court help is available for many renters.

Conclusion: Key Takeaways

• Massachusetts law requires landlords to provide working heat (September 15–June 15) and hot water at all times.
• Document problems, notify your landlord in writing, and contact your local Board of Health if the issue is not fixed promptly.
• The Housing Court Department handles serious tenant-landlord disputes and can help enforce your rights.

Need Help? Resources for Renters

• Find Your Local Board of Health
• Massachusetts Housing Court Department
• State Sanitary Code (105 CMR 410)
• MassLegalHelp: Housing Rights (Nonprofit, Legal Guides)

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1. [1] Massachusetts General Laws Ch. 111, Section 127A
2. [2] Massachusetts State Sanitary Code 105 CMR 410
3. [3] Massachusetts General Laws Ch. 186, Section 15B
4. [4] Massachusetts Housing Court Department

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