Massachusetts · Landlord-tenant dispute

Landlord-tenant dispute in Massachusetts small claims

Unpaid rent, withheld deposit, or property damage? Resolve it in small claims.

Landlord-tenant disputes over money — unpaid rent, a withheld deposit, damage charges, or a landlord's failure to make repairs you paid for — often end up in small claims court. The key to a strong case is a clear paper trail: your lease, rent receipts, move-in and move-out documentation, and all written communication with the other party. You do not need a lawyer to present this kind of claim.

In Massachusetts, small-claims cases are heard in the District Court, Boston Municipal Court, or Housing Court (small claims) and you can sue for up to $7,000.

Good to know: There is no standalone "small claims court" in Massachusetts. Small claims is a simplified procedure (the "small claims session") conducted within three existing court departments: the District Court (each division is informally named for its city/town), the Boston Municipal Court (BMC), and the Housing Court. Cases are usually heard by a clerk-magistrate rather than a judge. The official mass.gov page states it is "known popularly as the people's court."

Landlord-tenant dispute: steps that matter

1. Gather your lease, all rent payment records, and any written communication between you and the other party about the dispute.
2. Document the property's condition thoroughly — photos and videos at move-in, during the tenancy, and at move-out.
3. Send a written demand stating exactly what you are claiming and why, and keep proof of delivery.
4. Confirm whether your state has a separate, shorter statutory deadline for your specific claim (such as deposit return) with your court or local housing authority.
5. File in the small claims court for the county where the rental property is located.

Filing your Statement of Small Claim and Notice of Trial (also called the Statement of Claim and Notice form) in Massachusetts

1. Identify the correct court and parties. Determine where to file: in the District Court or BMC where at least one plaintiff or defendant lives, works, or has a place of business, or where the rental property is located; or the Housing Court if it is a landlord-tenant matter. Gather the precise legal name and correct address of each party (per the mass.gov how-to page).
2. Complete the Statement of Small Claim and Notice form. Fill out the Statement of Small Claim and Notice of Trial. The easiest method is the official online 'Small Claims Guide and File' guided interview, which generates the filled-in forms; you can then eFile or print them. The plaintiff is the party filing; the defendant is the party being sued.
3. File the claim and pay the entry fee. File online (eFile), in person, or by mail with the Clerk-Magistrate's office of the proper court. mass.gov notes: 'when the papers are sent by mail to the clerk, the action is not commenced until the papers are actually received.' Pay the entry fee, which varies by claim amount (plus a $7 fee if you eFile).
4. Receive docket number and trial date. The Clerk gives you a copy of your completed Statement of Claim and Notice showing the date and time of trial, plus a Docket Number, and the Clerk sends a copy of the Statement of Claim and Notice to the defendant.
5. Prepare for and attend the hearing. About a week before trial, confirm with the Clerk that the defendant received the notice and whether an answer was filed; assemble evidence (contracts, receipts, photos, witnesses). Attend the scheduled hearing before the clerk-magistrate.

Filing fees: Filing and service fees are set locally and vary; confirm the current amount with the court. A fee waiver is available if you cannot afford the costs.

Deadline that applies to your landlord-tenant dispute

A landlord-tenant money dispute is usually grounded in the lease — a contract — so the contract statute of limitations is the typical outer deadline for filing. Many states also have separate landlord-tenant statutes with shorter deadlines for specific remedies such as security deposit return. Confirm which deadline applies to your exact claim with the court or your state's official landlord-tenant resource.

Written contract: 6 years (M.G.L. c. 260, § 2)

Answering a lawsuit: Massachusetts does not require the defendant to file a written answer before the hearing; the defendant may simply appear at the scheduled trial. An answer is optional, and an optional Counterclaim must be filed with the Clerk at least two days prior to the hearing.

Serving the defendant: The court (Clerk-Magistrate's office) serves the defendant: after the plaintiff files, the Clerk sends a copy of the Statement of Claim and Notice to the defendant. The defendant must actually be notified by the Post Office; if the Post Office cannot serve the defendant, no judgment can be entered. About a week before the hearing the plaintiff should call the Clerk to confirm the defendant received the notice.

Appeals: The defendant has the right to appeal within ten days after receipt of the magistrate's finding by filing, in the court where the case was decided, a claim of trial by jury (or trial by a single justice); the appeal must be accompanied by a $25 entry fee and a $100 bond, which the court may waive for insufficient funds if the appeal is not frivolous. A plaintiff's right to appeal is very limited. Confirmed against the controlling statute M.G.L. c. 218, § 23, which is current; no superseding change was found.

All Massachusetts small-claims deadlines

The table below lists the filing deadlines District Court, Boston Municipal Court, or Housing Court (small claims) applies by claim category. Confirm the exact rule that applies to your landlord-tenant dispute claim with your court before relying on any figure.

Massachusetts small-claims forms for your landlord-tenant dispute case

These forms are published by the District Court, Boston Municipal Court, or Housing Court (small claims). Download and complete them before filing.

• Statement of Small Claim and Notice of Trial (sample only): The initial document the plaintiff files to start a small claims case; states the parties, claim amount, and reason for the claim, and shows the trial date.
• Statement of small claims and notice for eFiling (select District Court, BMC and Housing Court divisions): Fillable version of the initial claim form used when electronically filing in participating divisions.
• Verification of Defendant's Address by Plaintiff: Plaintiff verifies the defendant's correct address so the court can serve notice by mail.
• Defendant's Claim of Appeal: Form a defendant uses to appeal (claim a trial by jury) within ten days of the magistrate's finding.

This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: Mass.gov - Small Claims (Trial Court self-help hub). Last reviewed 2026-06-23.