Massachusetts Eviction Notice Template (M.G.L. c. 186, § 11)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under Massachusetts General Laws chapter 186, which requires written notice to quit before a landlord may begin a summary process eviction case.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Massachusetts
In Massachusetts, a landlord ending a tenancy for unpaid rent gives a 14-day notice to quit, under General Laws chapter 186, § 11 for a written lease and § 12 for a tenancy at will. For other lease violations, state law doesn't set a single notice period; the lease and the type of tenancy control. Ending a tenancy at will, such as a month-to-month tenancy, takes notice equal to the interval between rent days or 30 days, whichever is longer, under chapter 186, § 12.
Under chapter 186, § 31, every nonpayment notice to quit to a residential tenant must come with the state's form, which gives information about rental assistance and states that the notice is not an eviction; courts won't accept the case without proof it was delivered. A tenant at will who hasn't received a similar notice in the past 12 months can cure by paying the full rent due within 10 days of receiving the notice, and the notice must say so. A tenant under a written lease can cure by paying rent, interest and costs by the answer date in court. Keep proof of delivery.
If the tenant stays after the notice period, the landlord files a summary process case in the Housing Court or District Court. Tenants can raise defenses and counterclaims, including problems with conditions. Massachusetts prohibits self-help: under chapter 186, § 14 and chapter 184, § 18, a landlord may not regain possession by force or cut off utilities, and a violation can cost actual damages or three months' rent, whichever is greater, plus legal fees. Only a sheriff or constable acting on a court execution can remove a tenant.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Massachusetts eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under Massachusetts General Laws chapter 186, which requires written notice to quit before a landlord may begin a summary process eviction case.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
How much notice for unpaid rent in Massachusetts?
Fourteen days. A tenant at will who hasn't received a similar notice in the previous 12 months can stop the eviction by paying the full rent due within 10 days of receiving the notice, and the notice must include statutory language saying so. A tenant under a written lease can cure by paying rent, interest and costs by the day the answer is due in court.
How do I end a tenancy at will in Massachusetts?
Give written notice equal to the interval between rent days or 30 days, whichever is longer, under chapter 186, § 12. For a monthly tenancy, that means at least a full month. The notice may include an offer of a new tenancy on different terms without making it invalid.
Is there a cure period for lease violations in Massachusetts?
State law doesn't set a general cure period for lease violations other than nonpayment. The lease terms and the type of tenancy govern the notice. Many leases require a written notice and set a specific number of days, so read the lease before serving notice.
Can a Massachusetts landlord change the locks?
No. Massachusetts law requires a summary process case to recover possession and bars regaining possession by force or cutting off utilities. A landlord who violates chapter 186, § 14 can owe actual damages or three months' rent, whichever is greater, plus costs and legal fees. Regaining possession requires a court judgment and an execution.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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