Massachusetts Eviction Notice for Nonpayment of Rent: The 14-Day Notice to Quit
In Massachusetts a landlord ends a tenancy for unpaid rent with a written 14-day notice to quit. Here is what the notice must say, how a tenant can stop it by paying, how the days are counted and what defenses exist.
What is the Massachusetts notice for unpaid rent?
For a tenant at will, in case of neglect or refusal to pay the rent due, 14 days’ notice to quit, given in writing by the landlord, is sufficient to determine the tenancy (G.L. c.186, 12). For a tenant under a written lease, 14 days’ written notice to quit determines the lease (G.L. c.186, 11). The Massachusetts eviction notice calculator counts the days.
Can the tenant stop it by paying?
A tenant at will who has not received a similar notice within the previous 12 months keeps the tenancy by paying or tendering the full amount of rent due to the landlord, its attorney or the person who customarily receives the rent within ten days after receiving the notice (186, 12). A tenant under a written lease keeps it by paying or tendering all rent due, with interest and costs of suit, on or before the day the answer is due (186, 11).
What must the notice say?
Every notice to terminate an estate at will for nonpayment must contain this notification: if you have not received a notice to quit for nonpayment of rent in the last 12 months, you have a right to prevent termination by paying or tendering the full amount of rent due within ten days after receiving the notice. If the notice leaves it out, the tenant’s time to pay extends to the day the answer is due; the omission does not otherwise affect the notice (186, 12).
How are the 14 days counted?
The statute counts days from the notice and does not move a weekend or holiday inside the period. A notice received on Wednesday, October 14, 2026 gives 14 days ending Wednesday, October 28, so the earliest filing is Thursday, October 29. The 10-day right to pay ends Saturday, October 24 (G.L. c.4, 9 moves only the last day of an act).
What if the nonpayment came from a government delay?
If the neglect or refusal was caused by a failure or delay of the federal government, the Commonwealth or a municipality in mailing or delivering a subsistence or rental payment, the court must continue the hearing at least seven days to notify the agency and, if all rent, interest and costs are tendered in that time, treat the tenancy as not terminated (186, 11 and 12).
What can a tenant raise in court?
In a case for nonpayment a tenant may raise by defense or counterclaim any claim for breach of warranty, breach of a material provision of the rental agreement or violation of any other law, including the difference between the rent and the fair value of the premises, if the landlord knew of the condition before the tenant fell behind (G.L. c.239, 8A). A federal 30-day notice may apply to a covered dwelling (15 U.S.C. 9058(c)).
What a tenant can do with the 10 days
Check the amount against your own records. Pay the full rent due in a way that leaves a record, and write down the date you received the notice, because the 10 days run from receipt. If you have had a similar notice in the last 12 months, the 10-day right does not apply, so call legal aid the same day.
Frequently asked questions
How long is the notice to quit for nonpayment in Massachusetts?
Fourteen days, in writing.
Can I pay and stay?
A tenant at will can within 10 days once in 12 months; a tenant under a lease by the answer day.
What must a rent notice say?
The statutory notification of the right to pay within 10 days.
Is the first day counted?
The period runs from receipt of the notice.
Can the tenant raise repair problems?
Yes, as a defense or counterclaim if the landlord knew of them before the arrears.
Official sources
- G.L. c.186, 12: notice to determine an estate at will
- G.L. c.186, 11: determination of lease for nonpayment
- G.L. c.239, 8A: rent withholding
- G.L. c.4, 9: acts due on a Sunday or legal holiday
A local landlord-tenant attorney can review your situation — many offer a free consultation.
This is general information, not legal advice. It is based on the cited Massachusetts statutes, rules and court opinions, and every case turns on its own facts. Confirm how the law applies to your situation with a licensed Massachusetts attorney.