Massachusetts Eviction Process: What Landlords & Tenants Need to Know

Eviction can be one of the most stressful experiences for both landlords and tenants. Whether it's due to unpaid rent, lease violations, or the end of a tenancy, understanding the legal process is key to protecting your rights.

In Massachusetts, eviction is a formal court process that requires specific steps and timelines. This guide breaks down everything you need to know—whether you're trying to stay in your home or regain control of your property.

Common Reasons for Eviction:

• Nonpayment of rent

• Lease violations

• End of lease term

• Illegal activity or nuisance behavior

A landlord shows prospective tenants a modern rental property—highlighting the importance of clear leases and legal protections for both parties in any rental agreement.

Steps in the Massachusetts Eviction Process:

1. Notice to Quit: The landlord must serve a written notice. The length of notice depends on the reason for eviction (e.g., 14 days for nonpayment of rent).

2. Summary Process (Eviction) Complaint: If the tenant doesn’t vacate, the landlord files a court complaint.

3. Court Hearing: Both sides appear in Housing Court or District Court. Tenants can raise defenses, such as improper notice or uninhabitable conditions.

4. Judgment and Execution: If the court rules in favor of the landlord, an execution (court order to vacate) is issued, typically after 10 days.

5. Physical Eviction: Only a sheriff or constable can carry out the physical eviction—never the landlord.

Tenant Rights During Eviction

Massachusetts law gives tenants the right to:

• Proper legal notice

• A court hearing

• Appeal and delay options in some cases

• Protections against retaliation and discrimination

Landlord Tips

• Always use written leases

• Keep clear records of notices and communications

• Avoid self-eviction tactics

• Work with a lawyer to ensure compliance

Eviction is never easy—but understanding your rights and responsibilities can make the process smoother. Whether you're a landlord protecting your investment or a tenant trying to stay housed, acting early, keeping records, and following legal procedures can make a major difference in the outcome.

⏱ Eviction Timeline at a Glance (2025)

The Massachusetts eviction process follows a strict legal sequence. While timelines may vary by court availability, here’s a typical schedule:

• Day 1: Serve 14-Day Notice to Quit to the tenant

  
  

• Monday after the 14-Day Notice expires: Serve the Summary Process Complaint on the tenant

  
  

• 7 Days After Service (Next Monday): Entry Date – Landlord files the Summary Process Complaint with the court

  
  

• 3–4 Weeks After Entry Date: Court schedules first-tier mediation (required before trial in most Housing Courts)

  
  

• ~2 Weeks After Mediation: If no resolution is reached, the case proceeds to trial

  
  

• 10 Days After Judgment: If the landlord prevails, the court issues the Execution Order

  
  

• 5–7 Days After Execution: A sheriff serves 48-hour notice and completes the physical eviction

  
  

  With Murray Law Firm, P.C., you’re never navigating this alone—we accompany you every step of the way, from notice to resolution. Massachusetts is a tenant-friendly state, and being informed is crucial to protecting your rights and handling your interests effectively. 

📌 Real-Life Example

A landlord in Cambridge served a 14-day Notice to Quit to a tenant who was two months behind on rent. After the 14 days expired, the landlord had the Summary Process Complaint served on the tenant the following Monday.

Seven days later, on the Entry Date, the landlord filed the complaint with the court. The court scheduled first-tier mediation 4 weeks later.

At mediation, the tenant raised concerns about mold, prompting the judge to order a professional inspection—adding a 2-week delay to the process.

After the landlord made minor repairs and submitted the inspection report, the judge issued a judgment for possession.

Following the mandatory 10-day waiting period, the landlord obtained the execution order. The sheriff served the tenant with 48 hours’ notice, and the physical eviction took place 5 days later.

Total timeline: approximately 63 days (9 weeks) from serving the Notice to Quit to the sheriff completing the eviction.

 A typical Massachusetts rental property—reminding landlords and tenants of the value in maintaining clear lease terms and understanding their rights to avoid losing their property.

👥 How We Help

Whether you're a landlord or tenant, Murray Law Firm, P.C. provides legal guidance through every step of the eviction process—from notices to hearings. We ensure your rights are protected and the process moves efficiently.

📞 Request a Consultation

Let’s discuss your situation and protect your rights.

A family moves into their new Massachusetts rental home, enjoying a fresh start in a bright and modern space.