Which disclosures must a Massachusetts lease include?
Massachusetts landlord-tenant law is governed by the Massachusetts security deposit and lead laws (M.G.L. c.186 & c.111). The core disclosures a Massachusetts landlord must give at or around lease signing:
| Disclosure | Authority | Applies To |
|---|---|---|
| Statement of condition | M.G.L. c.186 § 15B(2)(c) | When a deposit is taken |
| Security deposit receipt | M.G.L. c.186 § 15B(3) | When a deposit is taken |
| Insurance disclosure on request | M.G.L. c.186 § 21 | On the tenant's written request |
| Lead-based paint hazard + EPA pamphlet | Title X (federal) | Housing built before 1978 |
The main Massachusetts lease disclosures
Statement of condition (M.G.L. c.186 § 15B(2)(c)): a separate signed statement of the unit's condition must be given within 10 days of the tenancy starting
Security deposit receipt (M.G.L. c.186 § 15B(3)): a receipt with the bank name and address, amount, date, and account number must be given within 30 days
Additional Massachusetts disclosures
Insurance disclosure on request (M.G.L. c.186 § 21): if the landlord carries fire/casualty insurance, the insurer and coverage must be disclosed within 15 days of a written request
Federal lead-based paint disclosure
For older housing this is the one disclosure no Massachusetts landlord can skip. If the dwelling predates 1978, Title X (42 U.S.C. § 4852d) requires a signed lead-warning disclosure, disclosure of any known lead hazards, delivery of any available records, and the EPA pamphlet Protect Your Family From Lead in Your Home. Non-compliance carries civil penalties and, in egregious cases, criminal ones. Massachusetts also has a strong state lead law: the owner must give every prospective tenant of pre-1978 housing the state Tenant Lead Law Notification package and obtain a signed tenant certification (M.G.L. c.111 § 197A).
What happens if a Massachusetts landlord skips a required disclosure?
Consequences depend on the disclosure:
- Deposit-handling failures (improper account, wrongful withholding) carry mandatory treble damages plus attorney's fees (c.186 § 15B).
- Missing the statement of condition or receipt forfeits the landlord's right to retain any of the deposit.
- A federal lead-paint violation carries civil and, in egregious cases, criminal penalties plus tenant damages.
For the full set of Massachusetts lease rules, see What Must a Massachusetts Lease Agreement Include. Managing rentals in more than one state? Compare Massachusetts's list with our New York and New Jersey disclosure checklists, and see the baseline in What Every Residential Lease Agreement Must Include.
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Create your Massachusetts lease agreement →Frequently asked questions
What disclosures are required in a Massachusetts lease?
A Massachusetts lease must include statement of condition; security deposit receipt; insurance disclosure on request (M.G.L. c.186 § 15B(2)(c); M.G.L. c.186 § 15B(3); M.G.L. c.186 § 21), plus the federal lead-based paint disclosure for pre-1978 housing.
Does Massachusetts require a statement of condition disclosure?
Yes. a separate signed statement of the unit's condition must be given within 10 days of the tenancy starting (M.G.L. c.186 § 15B(2)(c)).
Does Massachusetts require a security deposit receipt disclosure?
Yes. a receipt with the bank name and address, amount, date, and account number must be given within 30 days (M.G.L. c.186 § 15B(3)).
Does Massachusetts require a insurance disclosure on request disclosure?
Yes. if the landlord carries fire/casualty insurance, the insurer and coverage must be disclosed within 15 days of a written request (M.G.L. c.186 § 21).
Does Massachusetts require a lead-paint disclosure?
Yes, for pre-1978 housing. This is a federal requirement: the signed lead-warning disclosure, known records, and the EPA pamphlet. Massachusetts also has a strong state lead law: the owner must give every prospective tenant of pre-1978 housing the state Tenant Lead Law Notification package and obtain a signed tenant certification (M.G.L. c.111 § 197A).
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.