If you're searching for “how to evict a tenant in Massachusetts” or “eviction process in MA,” you’ve landed in the right place. As a Massachusetts landlord and real-estate attorney who has handled hundreds of summary process (eviction) cases in district and housing courts across the Commonwealth since 2013, I’ve created this comprehensive, up-to-date guide to walk you through how to evict someone in Massachusetts the right way—the legal way that actually gets results without costly delays.
At the end of this article you’ll find my battle-tested, attorney-drafted free Massachusetts Notice to Quit template (2025 version) that complies with M.G.L. c. 186 and the latest court forms.
Important Disclaimer: This article is for informational purposes only and does not constitute legal advice. Landlord-tenant law changes frequently, especially after the COVID-era protections. Always consult a licensed Massachusetts attorney or local legal aid for your specific situation.
In Massachusetts, eviction is officially called “summary process” under Mass. General Laws Chapter 239. Unlike many states, Massachusetts is extremely tenant-friendly, which means following every step precisely is critical. Skip a step or use the wrong notice and your case can be dismissed—costing you months of lost rent.
The two main types of evictions in MA are:
Before you serve any paperwork, confirm you have proper cause. Massachusetts is one of the few states that still requires “just cause” in certain rent-control communities (Boston, Cambridge, Somerville, etc.) even for tenancy-at-will terminations after January 31, 2025 under recent local ordinances.
Common legal grounds (statewide):
Source: Massachusetts General Laws Chapter 186 § 12 & Chapter 139 § 19; see also Mass.gov.
This is where most DIY landlords lose their case. Massachusetts requires a specific Notice to Quit before you can file in court. The type and delivery method depend on the reason for eviction.
| Reason for Eviction | Required Notice Period | Form Type |
|---|---|---|
| Nonpayment of rent | 14-day Notice to Quit | 14-Day Notice to Quit for Nonpayment (court-approved form) |
| Tenant at will – no fault | 30 days OR rental period (whichever is longer) | 30-Day Notice to Quit |
| Lease violation (curable) | 7 days to cure OR quit | 7-Day Notice to Cure or Quit |
| Illegal activity / serious nuisance | 7 days (sometimes no cure period) | 7-Day No-Cure Notice |
The notice must be served correctly: in-hand, left with a person of suitable age, or last-and-usual (mail + posting) for nonpayment cases. I always recommend constable or sheriff service for proof.
Click here to download my free attorney-drafted 14-Day Notice to Quit template (Word .docx) – updated for 2025 with the exact language accepted by every District and Housing Court in MA.
Only after the notice period expires (and tenant has not vacated or paid) can you file.
Required forms (available at Mass.gov):
Filing fees range from $180–$300 depending on the court and whether you claim money damages.
A constable or sheriff must serve the tenant at least 7 days before the first Thursday court date (most courts hear evictions on Thursdays).
At the first hearing, the court attempts mediation through a housing specialist. Over 60% of my cases settle at this stage with a signed Agreement for Judgment or move-out date.
If no agreement, the case is scheduled for trial usually within 10–14 days. At trial you must prove:
If you win, the judge issues a Judgment for Plaintiff and an Execution (the actual eviction order) 10 days later. Only a sheriff or constable can physically remove the tenant—never change locks yourself (that’s illegal self-help under M.G.L. c. 186 § 14 and can cost you triple damages + attorney fees).
You must send a copy of any Notice to Quit to the housing authority and give them opportunity to cure.
As of November 2025, most emergency COVID eviction protections have expired, but tenants can still raise RAFFT (Rental Assistance for Families in Transition) or ERMA as defenses if they applied before you filed.
Under the 2023 sealing law, many no-fault and nonpayment cases are automatically sealed after 3 years (or sooner with motion).
Nonpayment (uncontested): 4–8 weeks
Fault cases with trial: 8–16 weeks
Appeals: 6–18 months
Download my complete free package:
Download Free Massachusetts Eviction Notice Templates (2025)
I’ve seen landlords lose $15,000+ because they used an outdated internet form or tried self-help. Massachusetts courts strictly enforce procedure. While you can represent yourself in summary process, having an experienced attorney on your first few cases will save you far more than the fee.
Again—this guide is not legal advice. Laws change; consult a licensed Massachusetts attorney before serving any notice.
Need help with your specific eviction? Feel free to reach out through my site or contact your local Landlord Association chapter.
Best of luck, and here’s to getting your property back quickly and legally.
Published & updated November 2025