Detailed Eviction Timeline in Massachusetts

Evictions in Massachusetts follow a strict legal process. Here's a step-by-step breakdown with required time-frames:

1. Serve the Notice to Quit

The process begins with the landlord delivering a written Notice to Quit. Time-frames depend on the reason:

• Nonpayment of Rent: 14-day notice

• No Lease or End of Lease: 30-day notice (or one full rental period, whichever is longer)

• Lease Violation: Typically 7 to 30 days, depending on lease terms and severity

After the notice is served, the landlord must wait the full notice period before taking further action—even if the tenant doesn't respond.

2. Wait for the Notice Period to Expire

After the notice is served, the landlord must wait the full notice period before taking further action—even if the tenant doesn't respond.

A housing inspector conducts a property review—reminding landlords and tenants of the role property conditions can play in Massachusetts eviction cases.

3. Serve Summary Process Complaint

On the Monday following the end of the Notice to Quit period, the Summary Process Complaint is served on the tenant by a sheriff or constable.

4. File the Case in Court (Entry Date)

Seven days after the complaint is served, the landlord files the case with the court. This date is referred to as the Entry Date.

5. Mediation

3–4 weeks after the Entry Date the court schedules a first-tier mediation session, which is required before trial in most Housing Courts.

6. Trial (if needed)

If mediation fails, a trial is typically scheduled approximately 2 weeks after the mediation.

7. Execution & Physical Eviction

If the landlord wins the case:

• The court issues an Execution Order 10 days after the judgment.

• A sheriff then serves the tenant with 48 hours' notice.

• 5–7 days later, the sheriff carries out the physical eviction.

Total Estimated Timeline:

Approximately 8 to 12 weeks from serving the Notice to Quit to physical eviction, depending on court scheduling and whether the case settles during mediation.

Why You Should Hire an Attorney for an Eviction

The eviction process in Massachusetts is highly technical, with strict timelines, legal filings, and opportunities for defense that can delay or even dismiss a case. Whether you're a landlord or a tenant, having an attorney ensures that your paperwork is accurate, deadlines are met, and your rights are protected in court. Mistakes—even small ones—can lead to costly delays, loss of income, or unwanted legal consequences. An experienced attorney can help you navigate the court system, negotiate agreements, and avoid common pitfalls.

Cases that are misfiled, improperly served, or already underway can be much harder—and more expensive—to fix. Having legal guidance from the beginning helps prevent costly errors and strengthens your position from day one.

Need help navigating an eviction? 

Whether you're a landlord dealing with nonpayment or a tenant facing displacement, the legal process can be stressful and confusing. At Murray Law Firm, P.C., we help clients on both sides understand their rights and take the right steps from day one. Let us handle the legal work so you don’t have to guess.

✅ Quick Summary

📄 Evictions require formal notice and legal action—never self-evict.

⏳ Timeline: Most cases take 8–12 weeks from notice to enforcement.

⚖️ Court involvement is required at times—both parties can present their side.

💼 Hiring a lawyer helps avoid mistakes, delays, and missed deadlines.

📞 Call Murray Law Firm, P.C. for experienced support through the eviction process.

A landlord performs routine maintenance inside a rental unit—a key responsibility that can affect eviction proceedings and tenant rights in Massachusetts.