How Long Does an Eviction Take in Massachusetts? The Legal Steps and Limits

By the FigureMyTax Editorial Team · How we calculate

A Massachusetts eviction is a summary process case with a notice to quit before it and an officer after it. Here are the steps in order and the limits the statutes set, including how a tenant can stop a rent case.

What are the steps of a Massachusetts eviction?

An eviction is a summary process case under G.L. c.239 (c.239). In order:

1. A written notice to quit: 14 days for unpaid rent, or the rent interval or 30 days for no fault (c.186, 12).
2. A summons and complaint, filed after the notice period runs, in the housing court, district court or superior court.
3. A hearing and, if the landlord proves its right to possession, a judgment for possession and costs.
4. An execution, which cannot issue until 10 days after the judgment (239, 5).
5. At least 48 hours’ written notice from the officer, then removal of the tenant and the belongings (239, 3).

How long is each wait?

The notice is 14 days or the rent interval or 30 days. The execution waits 10 days after the judgment, and the officer gives 48 hours’ notice. The court sets the hearing date, so the Massachusetts eviction timeline calculator shows only the parts that are fixed by statute.

Can a tenant stop the case by paying?

Before a judgment, in a rent case, yes: a tenant at will can pay within 10 days of a first notice in 12 months and a tenant under a lease can pay all rent, interest and costs by the answer day (186, 11 and 12). After a judgment, a tenant who pays the money judgment in full with the use and occupancy since is a lawful tenant and the landlord cannot levy, though the landlord need not accept payment (239, 3).

Can the tenant raise defenses?

Yes. In a case for nonpayment a tenant may raise a claim for breach of warranty, breach of a material provision of the rental agreement or a violation of any other law, including the difference between the rent and the fair value of the premises, subject to the conditions the statute sets (239, 8A).

Can the landlord skip any step?

No. See Massachusetts illegal evictions. A federal 30-day notice may apply to a covered dwelling (15 U.S.C. 9058(c)).

What is the legal minimum for an unpaid-rent case?

A notice received on day 0 allows a filing on day 15, a hearing the court sets, an execution 10 days after judgment and an officer’s notice 48 hours before removal. The calculator gives exact dates. It is a limit, not what to expect.

An example schedule for an unpaid-rent eviction

The example assumes no payment, no appeal and no stay.

Where timing can change

A continuance, an appeal with a bond, a motion to waive the bond, a stay and the officer’s schedule can all add days. The statutes set only the limits above.

A reminder

The dates are limits, not predictions. Read the summons the day you receive it.

Keep a timeline

Write down the date you received each paper, because every later date depends on those dates.

Check the court

Ask the clerk which court hears your case and whether it offers mediation or a tenant help desk before the hearing date.

Frequently asked questions

Official sources

• G.L. c.239, 3: judgment and execution
• G.L. c.239, 5: appeal; bond
• G.L. c.186, 12: notice to determine an estate at will

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.