The short answer: most Boston leases turn over at the start of September, so if you need a late-summer move, plan your search well in advance and have your paperwork ready. Massachusetts law caps what a landlord can collect at signing (first and last month’s rent, a security deposit of no more than one month’s rent, and a new lock and key) and sets strict rules for holding and returning your deposit. Since August 1, 2025, you pay a broker fee only if you hired the broker yourself. Know these rules before you hand over money, and know where to turn if something goes wrong.
At a glance
- First month's rent
- One full month
- Under M.G.L. c. 186, § 15B
- Last month's rent
- One full month
- At the same rate as the first
- Security deposit
- Up to one month's rent
- No more than the first month’s rent
- Statement of condition
- Within 10 days
- Of the start of the tenancy
- Deposit return
- Within 30 days
- After the tenancy ends
- Broker fee
- Whoever hired the broker
- Since August 1, 2025
If you’re relocating, our moving to Boston guide covers the bigger picture: how the city and its neighboring towns fit together, choosing a commute, parking permits and the RMV. This page goes deeper on the lease itself.
The September 1 lease cycle
According to boston.gov, the start of September is when most Boston leases turn over. That single date shapes the whole rental market:
- Start early. With so many leases ending on the same day, give yourself extra time to search, apply and arrange the move.
- Be ready to apply. When you find a place you like, have your paperwork in hand so you can apply the same day.
- Plan the move itself. Book movers or a truck once your lease is signed, and check the city’s lead times for a moving day parking permit (see below).
Whatever the start date, check the end date before you sign, since it decides when you’ll be searching next.
Get ready before you tour. Have these on hand:
Documents to gather before you tour
- Recent pay stubs or an offer letter
- References from past landlords
- Photo ID
- The funds for your upfront payments
In a busy week, a complete application can matter as much as the first one in.
What a landlord can charge upfront
Chapter 186, § 15B of the General Laws is the rule to know. At or before the start of a tenancy, a landlord or the landlord’s agent may not require you to pay them more than:
| Item | Limit |
|---|---|
| First month’s rent | One full month |
| Last month’s rent | One full month, at the same rate as the first |
| Security deposit | No more than the first month’s rent |
| Lock and key | The purchase and installation cost |
A few more rules from the same section:
- Receipts. If you prepay last month’s rent, the landlord must give you a receipt at the time and pay you interest on it each year (5 percent, or the lower rate the bank actually paid).
- Late fees. A lease can’t charge interest or a penalty for late rent until 30 days after it was due.
- No extra advance rent later. After the tenancy begins, a landlord can’t demand more than the current month’s rent in advance.
- Waivers don’t count. A lease clause that conflicts with § 15B, or any waiver of it, is void.
Security deposit rules
Massachusetts treats your deposit as your money held in trust. Under § 15B:
Your deposit, from payment to return
- Receipt at payment. The landlord must give a signed receipt with the amount, date, who received it and a description of the unit.
- Statement of condition. Within 10 days of the start of the tenancy (or on receipt of the deposit, if later), the landlord must give you a signed statement listing any existing damage. You have 15 days to return it, signed, with your own list of anything it missed. Take dated photos while you’re at it.
- Separate bank account. The deposit must sit in a separate, interest-bearing account at a bank in Massachusetts. Within 30 days you should get a receipt naming the bank, its location, the account number and the amount.
- Annual interest. Each year you’re owed 5 percent interest, or the lesser amount the bank paid, along with a statement. If it doesn’t arrive within 30 days of the anniversary, you may deduct it from your next rent.
- Return within 30 days. After you move out, the landlord has 30 days to return the deposit plus interest. Any deduction for damage requires a sworn, itemized list with estimates, bills or receipts. Normal wear and tear can’t be charged, and nothing can be deducted for damage already listed on the statement of condition, unless the landlord repaired it and can prove the tenant caused new, unrelated damage.
The 2025 broker fee law
Starting August 1, 2025, the Legislature changed who pays a rental broker. St. 2025, c. 9 (§ 43, effective August 1, 2025 under § 136) amended the broker licensing statute (c. 112, § 87DDD½) so that any fee is paid only by the party, landlord or tenant, who originally engaged the broker and entered into a contract with them. Sections 54 and 55 of the same act amended § 15B so the upfront limits apply to the landlord’s agent as well as the landlord.
Lead paint protections
Much of Boston’s rental housing is older, and lead paint is common in homes built before 1978, the year the federal government banned it for residential use, according to the EPA. Two layers of law apply:
You may ask whether a unit has a letter of full compliance or interim control. If a landlord pushes back on lead questions, the Office of Housing Stability can help.
Boston rental registration and inspections
The City of Boston’s rental registration and inspection ordinance requires rental properties in the city to be registered each year by July 1 with Inspectional Services. Properties owned by a city, state or federal agency, and licensed rooming houses, dorms and lodging houses, don’t have to register. The city selects rental properties for an inspection at least once every five years. Buildings with six or fewer units where the owner lives in one of the units are exempt from the inspection requirement, according to the city’s rental inspection page.
For renters, this program means the city has a record of who owns and manages your building. If you have a problem with heat, pests, leaks or other housing code conditions, call Inspectional Services at 617-635-5300. Cambridge, Somerville, Brookline and other nearby municipalities run their own housing code offices.
Moving truck permits
Boston’s moving page says a moving day parking permit isn’t legally required, but the city recommends one in some neighborhoods. A one-day permit reserves street space from 7 a.m. to 5 p.m., and the city lists a typical fee of $69 to $109. Lead times differ for online and in-person applications, so check the current deadlines on boston.gov (our moving guide lists them) and apply well before the late-August rush. Other cities and towns issue their own street occupancy permits.
Renters insurance
Renters insurance is a separate policy you buy from an insurer. It’s generally your choice, but read your lease in case it asks you to carry one. The City of Boston describes renters insurance as coverage for your personal property against risks like fire, theft and vandalism, liability if you accidentally damage the unit or someone is hurt visiting, and help with temporary housing if your apartment becomes uninhabitable. The city says it may range from $10 to $30 a month on average in Massachusetts. High-value items may need extra coverage.
Where tenants can get help
- Office of Housing Stability (City of Boston): 26 Court Street, 617-635-4200, housingstability@boston.gov. It helps with eviction notices, broker fee questions, housing emergencies such as fire, and connections to legal help. The office notes that since May 5, 2025, Massachusetts law lets tenants seal certain eviction records.
- Inspectional Services: 617-635-5300 for housing code conditions.
- Mass Legal Help (masslegalhelp.org) for plain-language guides to tenant rights, and Greater Boston Legal Services for free civil legal aid if you qualify.
When renting first makes sense before buying
Renting before you buy is often the right call when:
- You’re new to Greater Boston. A year lets you test a commute, see a neighborhood in every season and learn which housing type you like (a brownstone floor-through, a triple-decker unit or an elevator building) before committing.
- Your timing is uncertain. If a job, school or family plan might move you within a few years, the costs of buying and later selling, including the seller’s deed excise tax, may outweigh the benefits.
- You’re still building savings or credit. A lease gives you time to get preapproved, explore the state’s first-time buyer programs and save for closing costs.
When you’re ready to switch, start with our first-time home buyer guide and budget with Massachusetts closing costs. Check your lease’s terms for ending early, too. Breaking a fixed-term lease can be costly, so time your purchase around the end date where you can.
This guide is general information, not legal advice. For a dispute with a landlord, talk to a tenant attorney or the Office of Housing Stability.
If you’re renting now and wondering when buying might make sense, The Pettengill Group is happy to talk it through. Get in touch or start a home search whenever you’re ready.