Massachusetts landlord repair timeline
How long does a landlord in Massachusetts have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- After the board of health certifies a violation, repair and deduct up to four months’ rent if the owner doesn’t start within 5 days or finish within 14 days
- Statute
- G.L. c. 111, 127L; 105 CMR 410
- Official source
- Massachusetts General Laws chapter 111, section 127L
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What Massachusetts law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
The violation has to be certified by the board of health or local code enforcement, the commissioner of housing inspection in Boston, Worcester and Cambridge, or a court.
G.L. c. 111, 127LAfter written notice, the owner has 5 days to begin repairs or sign a written contract for them, and 14 days to substantially finish.
G.L. c. 111, 127LThe tenant may then repair and deduct up to four months’ rent in any 12-month period.
G.L. c. 111, 127LThe remedy doesn’t apply to conditions the tenant’s household or guests caused, or if the tenant unreasonably denied access for repairs.
G.L. c. 111, 127L
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about Massachusetts
Five days after written notice to begin repairs or contract for them in writing, and 14 days to substantially complete them, unless the board of health or a court orders a shorter time.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour