Understanding Cure or Quit Notices for Massachusetts Renters

If you’re renting in Massachusetts and receive a warning from your landlord about a lease violation, you may encounter a document called a "Cure or Quit Notice." Knowing what this notice means and how the process works can help you protect your housing rights under state law. This guide explains Cure or Quit Notices, including Massachusetts requirements, timelines, your options as a tenant, and helpful resources.

What Is a Cure or Quit Notice?

A Cure or Quit Notice is an official written warning from your landlord if you’ve violated your lease—such as falling behind on rent or breaching other terms. This notice gives you two choices:

• Cure: Fix the problem (such as paying overdue rent or stopping the prohibited behavior) within a certain number of days.
• Quit: Move out if you cannot or won’t fix the violation.

In Massachusetts, landlords are required to serve this type of notice before starting a formal eviction (also called “Summary Process”) for most lease violations.

Massachusetts Requirements for Cure or Quit Notices

Massachusetts law applies different rules depending on the issue:

• For nonpayment of rent, landlords must give tenants a 14-day written notice to pay overdue rent (“cure”) or vacate (“quit”).
• For other lease violations (like unauthorized pets or guests), the lease itself usually determines if you get a chance to cure the problem. Always check your lease terms.

Required Information in the Notice

The notice must clearly state:

• The specific lease violation
• The amount due, if for nonpayment
• The time frame to correct the violation (usually 14 days for nonpayment)
• What will happen if you don’t act (eviction proceedings)

What Happens After Receiving a Cure or Quit Notice?

If you receive a Cure or Quit Notice, you have important choices. In most cases for nonpayment, you have 14 days to pay the full overdue rent to cancel the eviction process. If the issue is something else (like a lease violation), your landlord must follow what your lease says about correcting violations.

• If you cure within the time given, your landlord usually cannot proceed with eviction for that violation.
• If you do not cure, the landlord may file a formal eviction case (called a "Summary Process Action") at your local Housing Court or District Court.

Official Forms Used in the Process

• Notice to Quit for Nonpayment of Rent
  • Form Name: Notice to Quit for Nonpayment
  • When to use: Landlords must use this form to notify tenants of unpaid rent prior to filing an eviction. Renters should act immediately if they receive this notice to avoid court action.
  • View the official Notice to Quit requirements
• Summary Process Summons and Complaint (Housing Court Form 1)
  • Form Name: Summary Process Summons and Complaint
  • When to use: If your landlord files for eviction after the cure period, you will receive this form from the court, which starts the formal court process.
  • Massachusetts Housing Court Forms

Which Tribunal Handles Tenancy Disputes?

In Massachusetts, the Massachusetts Housing Court handles residential eviction cases and other tenancy disputes. The court applies the Massachusetts General Laws Chapter 239: Summary Process for Possession of Land and Chapter 186: Estates for Years and at Will to ensure tenants’ rights and responsibilities are balanced.¹

Your Rights and Options as a Tenant

If you receive a Cure or Quit Notice, here’s what you can do:

• Read the notice carefully—note dates, amounts, and the reason for the violation.
• Contact your landlord about possible solutions (such as payment plans or correcting issues).
• Seek legal advice from legal aid or housing clinics if you’re unsure about your rights.
• Keep copies of all communications and documents as proof of your responses.

FAQ

1. What happens if I pay my overdue rent within 14 days of receiving a Notice to Quit?
   The eviction process for nonpayment will stop, and you can remain in your rental. This right is available once every 12 months under Massachusetts law.
2. Does my landlord always need to give me a chance to fix a lease violation?
   For unpaid rent, the law requires a 14-day notice with a cure option, but for other violations, your lease decides whether you get the chance to fix it. Always review your lease and seek advice as needed.
3. How must landlords deliver the Notice to Quit?
   There’s no strict legal method in Massachusetts, but written notice (delivered in person or by mail) is required. Keep a record if you receive one.
4. Can I challenge a Notice to Quit if I believe it’s wrong?
   Yes. If you think the notice is incorrect or the claim is unfair, you can raise your defense when the case reaches court. Legal assistance is strongly recommended.
5. Where can I find the official forms and laws related to eviction?
   You can access forms on the Massachusetts Housing Court forms page and read the main eviction laws in Chapter 239 of the General Laws.

Key Takeaways for Massachusetts Renters

• Cure or Quit Notices give you a chance to fix most rent-related lease violations before facing eviction.
• For nonpayment of rent, you have 14 days to pay and stop the eviction process—once per year.
• Know your rights, read all notices carefully, and don’t hesitate to seek legal help.

Understanding your options early empowers you to protect your home and avoid unnecessary legal trouble.

Need Help? Resources for Renters

• Massachusetts Housing Court – Find your local Housing Court for help and forms
• Eviction Forms & Tenant Guides – Massachusetts government
• MassLegalHelp Housing Resources – Plain-language information and free legal help
• Office of Public Counsel for Housing Court – Free legal help for eligible tenants facing eviction

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1. Massachusetts General Laws Chapter 239: Summary Process for Possession of Land
2. Massachusetts General Laws Chapter 186: Estates for Years and at Will

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