In Massachusetts the notice to quit terminates the tenancy — it does not evict anyone. Nonpayment of rent generally calls for a 14-day notice; ending a tenancy at will for any other reason generally calls for a full rental period or 30 days, whichever is longer. Since 2023 a residential nonpayment notice also has to travel with an official state form.
Start an MA Notice — $49.99 See all 50 statesThe table below paraphrases commonly cited Massachusetts notice periods for residential tenancies. It is background information, not a determination that any of these periods applies to your particular tenancy — always confirm against the current statute.
| Situation | Notice commonly cited | Cure allowed? |
|---|---|---|
| Nonpayment of rent — tenant under a lease | 14-day notice to quit (c. 186 § 11) | Generally yes — up to the date the court answer is due |
| Nonpayment of rent — tenant at will | 14-day notice to quit (c. 186 § 12) | Generally yes — pay within 10 days, if no similar notice in the prior 12 months |
| Tenancy at will, no fault / any other reason | Full rental period or 30 days, whichever is longer (c. 186 § 12) | N/A |
| Lease violation other than nonpayment | Period set by the lease, not by statute — many leases say 7 days | Depends on the lease |
| Holding over after a lease ends, landlord accepts rent | Tenant generally becomes a tenant at will; 30-day / rental period notice applies | N/A |
The core provisions are M.G.L. c. 186 § 11 (tenants under a lease), § 12 (tenants at will), and § 31 (the required accompanying form). Published summaries and Massachusetts Legal Help commonly highlight:
The descriptions above paraphrase publicly available statute text and guidance from Massachusetts Legal Help and the Commonwealth. The actual language and effect of each statute is governed by the official text and any subsequent amendments or judicial interpretations. Read the current statute directly before relying on any point above.
For nonpayment of rent, 14 days, whether the tenant holds under a lease or at will. For a no-fault termination of a tenancy at will, a full rental period or 30 days, whichever is longer. For a lease violation other than nonpayment, whatever the lease says — often seven days, but that number comes from the lease, not the statute.
No. It means the tenancy terminates 14 days after the tenant receives it. Getting possession still requires a summary process case and, ultimately, an execution served by a sheriff or constable. Tenants who receive a notice are not required to leave on the date it names.
Generally yes, though the mechanics differ. A tenant at will who pays the full amount owed within 10 days of receiving the notice generally reinstates the tenancy, provided no similar notice was received in the prior 12 months. A tenant under a lease generally retains the right to cure up to the date the answer is due in court.
For a residential nonpayment notice, yes — M.G.L. c. 186 § 31 requires the official Form to Accompany Residential Notice to Quit, published on mass.gov. Download the current version from mass.gov rather than reusing an old copy.
Published guidance describes constable or sheriff delivery as permitted but not required for a notice to quit — anyone may deliver it personally, and first-class mail is also described as an accepted method. Note that this is different from the later stages of a summary process case, where a constable or sheriff does serve the summons and complaint and the execution.
For a tenancy at will, the notice must terminate the tenancy on a day rent is due, using a full rental period or 30 days, whichever is longer. If no rent day is agreed, guidance treats the last day of the month as the rent day. Miscounted termination dates are a frequent basis for challenging a notice, so many landlords have counsel check the date before sending.
In Massachusetts, once the notice period has elapsed and the tenancy has terminated, a landlord who wants possession files a summary process action in the Housing Court or District Court with jurisdiction over the property. A USPS Certified Mail receipt, which you receive by email from us, is a form of delivery documentation commonly referenced in landlord-tenant filings. Whether any specific court, judge, or filing will accept it is a matter for the landlord and the landlord's attorney to evaluate.
EvictServe is not a law firm, does not practice law, and does not give legal advice. We provide a self-service document-and-mail tool. For contested cases, unusual facts, or any situation where you are unsure which type of notice applies or what termination date to use, retain a Massachusetts-licensed landlord-tenant attorney before acting.
Pick your notice type, enter the tenant and property details, and we print and mail it today by USPS Certified Mail with tracking — or send a courier with photo and GPS proof of delivery.
Email support@evictserve.com — typically same-day response during business hours (CT).