Free Massachusetts Tenancy at Will Agreement 2025: Download Editable Template

If you’re a landlord or tenant in Massachusetts searching for a reliable tenancy at will agreement Massachusetts form, you’ve come to the right place. A tenancy at will – also called a month-to-month rental agreement in Massachusetts – is the most common arrangement for rentals that continue indefinitely until one party gives proper notice. As a Massachusetts real estate attorney who has drafted and reviewed hundreds of these agreements over the past 12 years, I created this completely free, attorney-reviewed Massachusetts month to month rental agreement form that complies with M.G.L. Chapter 186 and current 2025 requirements.

Download the free editable Word/PDF template at the bottom of this page.

What Is a Tenancy at Will in Massachusetts?

A tenant at will lease Massachusetts residents use is not a fixed-term lease. Under Massachusetts General Laws Chapter 186, §12, it is a rental arrangement that continues until either the landlord or tenant terminates it with at least 30 days’ written notice (or one full rental period, whichever is longer). This flexibility makes the MA tenant at will agreement ideal for both parties who are not ready to commit to a one-year lease.

Key features under Massachusetts law:

• No fixed end date
• Rent is usually paid monthly
• Can be terminated by either party with proper notice
• Full tenant protections under Chapter 186 (security deposit rules, sanitary code, etc.) still apply
• Automatic conversion from a written lease when the lease expires and the tenant stays with landlord consent

Free Download: Massachusetts Tenancy at Will Agreement Template 2025

I’ve updated my template for 2025 to include all required disclosures under state and federal law:

• Security Deposit Receipt & Interest Language (M.G.L. c. 186 §15B)
• Lead Paint Disclosure (if property built before 1978)
• Bed Bug Notice
• Move-In/Move-Out Inspection Checklist
• Smoke & Carbon Monoxide Detector Certificate language
• Domestic Violence & Sexual Assault Protections (M.G.L. c. 186 §24-28)
• Interest on Last Month’s Rent statement

Click here to download the free Massachusetts Tenancy at Will Agreement (Word .docx)
Click here to download the free Massachusetts Tenancy at Will Agreement (PDF)

Why Landlords and Tenants Prefer the Massachusetts Month to Month Rental Agreement Form

In my experience representing both landlords and tenants across Boston, Worcester, Springfield, and Cape Cod, the month to month lease Massachusetts residents choose offers unique advantages:

For Landlords	For Tenants
Easy to end tenancy with 30-day notice if issues arise	No long-term commitment
Ability to raise rent with proper 30-day notice	Flexibility to move with 30 days’ notice
Simpler than full lease paperwork	Full legal protections still apply
Ideal for short-term or transitional rentals	Easier qualification than 12-month lease

How to Properly Fill Out the Tenant at Will Form Massachusetts Requires

Step-by-step guidance from my daily practice:

1. Parties – Full legal names of all adult tenants and the landlord/owner or management company.
2. Premises – Exact address and unit number. Include parking space number if applicable.
3. Rent Amount & Due Date – Clearly state the monthly rent and exact due date (e.g., “first of each month”).
4. Security Deposit – Cannot exceed one month’s rent (M.G.L. c. 186 §15B). Must be held in Massachusetts bank account.
5. Last Month’s Rent – If collected, tenant is entitled to annual interest (currently 5% or actual bank rate, whichever is lower).
6. Utilities – Specify who pays heat, electricity, water/sewer, etc.
7. Signatures – All adult tenants and the landlord must sign and date. Notarization is not required but recommended.

Required Massachusetts Disclosures You Must Include

According to the Massachusetts Attorney General and mass.gov:

• Statement of Condition (within 15 days of tenancy start)
• Security deposit bank location and account number
• Lead paint notification and pamphlet (pre-1978 housing)
• Bed bug history disclosure
• Certificate of Registration (if 3+ units in certain cities)

Common Mistakes I See on DIY Tenant at Will Agreement Massachusetts Forms

In reviewing hundreds of cases:

• Collecting more than one month’s security deposit – violation carries triple damages
• Failing to pay interest on last month’s rent – automatic triple damages plus attorney fees
• No move-in inspection checklist – makes security deposit disputes almost impossible to win
• Illegal late fees (Massachusetts prohibits late fees before 30 days past due)
• Waiver of tenant rights clauses – void under state law

How Much Notice Is Required to End a Massachusetts Tenancy at Will?

Under M.G.L. c. 186 §12 and court decisions:

• 30 days OR the rental period (whichever is longer)
• If rent is due on the 1st, notice given March 15 would terminate April 30
• Notice must be in writing (email usually acceptable if agreed)
• Special rules for tenants over age 60 or disabled (3 months if certain conditions met)

Source: Massachusetts Office of Consumer Affairs & Business Regulation

Frequently Asked Questions About Massachusetts Month to Month Rental Agreements

Can I raise rent on a tenancy at will?
Yes – with at least 30 days (or one full rental period) written notice.

Is a tenancy at will the same as month-to-month?
Yes, in Massachusetts they are legally identical.

Do I need to register the agreement?
No, but security deposits must be in a Massachusetts bank and you may need to register the property in certain cities.

Can I evict without cause?
Yes, with proper notice. After notice expires, you file a no-fault eviction if tenant doesn’t leave.

Final Disclaimer

This tenancy at will agreement Massachusetts template is provided for informational purposes only and does not constitute legal advice. Laws change frequently, and your specific situation may require modifications. I strongly recommend having any rental agreement reviewed by a licensed Massachusetts attorney before signing. Neither the author nor this website will be liable for any damages arising from use of this template.

Download Links Again:

Free Massachusetts Tenancy at Will Agreement – Word Format
Free Massachusetts Tenancy at Will Agreement – PDF Format

Updated November 2025 – compliant with current Massachusetts General Laws Chapter 186 and Sanitary Code requirements.