Can I paint the walls in my Massachusetts rental?

You need your landlord’s written permission to paint your rental; unauthorized painting may result in fees or loss of security deposit.

If my landlord won’t fix something, can I repair it myself and deduct from rent?

Only if you follow strict legal procedures, including written notice and waiting periods for serious health or code violations.

Can I hire my own contractor for repairs if my landlord is unresponsive?

Only after giving written notice and a reasonable waiting period; always keep receipts and written communication.

Are smoke detector batteries the tenant’s responsibility?

Tenants usually replace batteries, but landlords must ensure that detectors work and comply with building codes.

What happens if I damage the property during DIY repairs?

You may lose part or all of your security deposit to cover any damages or improper repairs.

What Repairs Tenants Can (and Cannot) Do in Massachusetts

Maintenance, Repairs & Habitability Massachusetts published: June 21, 2025

Massachusetts renters often want to handle minor repairs themselves, either to resolve issues quickly or avoid extra hassle. But state law regulates which maintenance or repairs you can do, and which ones require landlord approval or professional work. Understanding these rules helps you stay in compliance and protect your rights under Massachusetts law.

Tenant and Landlord Responsibilities for Repairs in Massachusetts

Massachusetts law makes landlords responsible for keeping apartments safe and habitable. This standard, called "habitability," means the property must meet state and local codes for housing health and safety. Tenants are usually expected to keep their units clean and in good shape, but not to perform structural, electrical, or major plumbing repairs themselves.

What Repairs Are the Landlord's Legal Responsibility?

Heating, hot water, and plumbing systems
Electrical wiring and lighting
Safe and secure doors, windows, and locks
Removal of pests (rats, mice, insects, etc.)
Weatherproofing, including roof leaks
Addressing issues with lead paint and mold

Landlords must comply with the Massachusetts General Laws Chapter 186, Section 14 and the State Sanitary Code.^1,2

What Repairs Can Massachusetts Tenants Legally Do?

Basic upkeep: cleaning, changing light bulbs, unclogging the toilet (minor blockages), and replacing smoke detector batteries
Minor cosmetic repairs like filling small nail holes or patching scuff marks
Yardwork, if it is specifically listed in your lease agreement (e.g., mowing the lawn)

Tenants cannot make major repairs, renovations, or changes to property systems without express written landlord permission. This includes electrical, plumbing, structural changes, and anything affecting the building’s safety systems.

Repairs That Require Landlord Permission or a Licensed Professional

Massachusetts law prohibits tenants from performing repairs that could endanger safety or violate building codes. The following always require landlord authorization and, in many cases, a licensed contractor:

Electrical wiring or outlets
Plumbing repairs that go beyond plunging/unclogging (e.g., fixing pipes, installing fixtures)
Installation of new appliances, major fixtures, or security systems
Painting or removing lead paint
Any structural repairs (walls, windows, doors, floors)
Roof or exterior repairs

Attempting these repairs without approval can be grounds for eviction or charges for property damage.

What to Do If Repairs Are Needed: Action Steps for Tenants

If something in your rental needs fixing and it’s not a minor maintenance task, you should:

Notify your landlord in writing as soon as you identify the problem. Include details and, if possible, photos.
Keep a copy of any communications for your records.
Allow your landlord a reasonable time (usually up to 14 days, unless the problem is urgent) to make repairs.

For urgent repairs or health/safety hazards, you may also contact your local Board of Health, which can order the landlord to resolve violations. If repairs are not made, tenants may be able to withhold rent or use the Repair and Deduct process (see the official tenant guide).

Official Forms: Requesting Repairs or Filing Complaints

Notice to Landlord for Repairs (Repair Request Letter)
No government form number. Tenants should notify their landlord in writing; use a dated, signed letter, email, or the landlord’s maintenance portal if provided.
Example: If your heater breaks in winter, promptly send a written request to your landlord describing the problem and requesting repair.
Official sample letter and guidance
Board of Health Housing Complaint
No state-wide form, but you can file a written complaint locally. Use this if your landlord does not act on your repair request.
Example: Submit a written complaint to your city or town Board of Health if your landlord fails to address mold or a broken furnace.
How to file a housing code complaint

The primary tribunal handling tenancy matters in Massachusetts is the Massachusetts Housing Court.³

Tip: Never attempt major or risky repairs without your landlord’s written approval. Always document your repair requests and keep copies of responses for your records.

Legal Protections for Tenants Attempting DIY

While renters have a right to a safe, healthy place to live, Massachusetts law does not guarantee the right to perform significant repairs on your own. Unauthorized DIY work can lead to eviction or deductions from your security deposit for damages or improper repairs. Always check your lease agreement for further restrictions and clarify with your landlord if in doubt.

Quick Reference: Can You “Repair and Deduct”?

This process lets you pay for repair after giving your landlord written notice and time to fix the issue (typically 14 days).
You must follow all legal steps and only deduct up to one month’s rent, and only for code violations affecting health or safety.
More details: Repair and Deduct Remedy in Massachusetts

FAQ: DIY Repairs and Maintenance Rights for Massachusetts Renters

Can I paint the walls in my Massachusetts rental?
Generally, you need your landlord’s written permission to paint. Painting without consent could result in loss of your security deposit or charges for “unauthorized alterations.”
If my landlord doesn’t fix something, can I do it myself and take it out of my rent?
Only following strict "repair and deduct" procedures, and only for code violations impacting health, after written notice and time for the landlord to repair, as required by law.
Are smoke detectors and batteries my responsibility?
Tenants are generally responsible for replacing batteries, but landlords must ensure all detectors are working and compliant with code.
Can I hire my own contractor for repairs?
Only with landlord approval and after written requests have gone unanswered for a reasonable period. Save all receipts and communications.
What if I damage something while attempting a DIY repair?
The landlord may deduct costs for damages or improper repairs from your security deposit, as allowed by law.

Summary: Key Takeaways for Massachusetts Renters

Tenants may perform only minor, non-structural repairs and maintenance without written consent.
Always notify your landlord in writing for anything beyond basic upkeep.
“Repair and Deduct” protections exist, but strict steps must be followed to use them lawfully.

Staying informed about your rights under Massachusetts landlord-tenant law keeps you safe and avoids costly mistakes.

Need Help? Resources for Renters

Tenant Rights: Repairs — Massachusetts government guide
Massachusetts Housing Court — Handles tenancy and repair disputes
Find Your Local Board of Health — To report health or safety violations
Massachusetts Legal Aid Organizations — Free legal help for low-income renters