Massachusetts · Security deposit dispute

Security deposit dispute in Massachusetts small claims

Landlord kept your deposit? Take it to small claims.

If your landlord did not return your security deposit, or kept part of it without a proper itemized reason, small claims court is the usual place to get it back. Most states require the landlord to return the deposit (or send an itemized list of deductions) within a set number of days after you move out. Because that specific deadline varies by state and is not a filing statute of limitations, verify it with your court or state housing agency before you rely on it.

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.

Security deposit dispute: steps that matter

  1. Document the unit's condition at move-out (photos, video, a signed walkthrough) and keep your lease and move-in records.
  2. Send the landlord a written demand for the deposit, with your forwarding address, and keep proof you sent it.
  3. Check your state's deposit-return rules (how many days the landlord had, and whether an itemized statement was required) with your court or state housing agency.
  4. If the deposit is not returned, file in small claims within the deadline below and bring your lease, photos, and demand letter.

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 security deposit dispute

A security-deposit claim is generally treated as a contract claim (your lease), so the contract statute of limitations below is the usual outer deadline to sue. Many states ALSO set a separate, shorter deadline for the landlord to return or itemize the deposit — that landlord deadline is set by your state's landlord-tenant statute, not shown here, so confirm it with your court or state consumer/housing agency.

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.

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.