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Framingham is one of Massachusetts' largest cities, home to approximately 73,000 residents and a significant renter population drawn to its diverse neighborhoods, proximity to Boston via the MBTA Commuter Rail, and robust job market. As housing costs in Greater Boston have risen sharply, Framingham renters increasingly need to understand their rights under Massachusetts law — particularly around security deposits, eviction procedures, and landlord obligations to maintain habitable conditions.
While Framingham has not enacted any local tenant protection ordinances beyond state law, Massachusetts provides some of the most tenant-protective statutes in the country. These include strict security deposit rules, a strong sanitary code enforceable by the local board of health, robust anti-retaliation provisions, and clear eviction notice requirements. Knowing these protections is the first step to exercising them effectively.
This page summarizes the key tenant rights laws that apply to Framingham renters as of April 2026. It is intended as an informational resource only and does not constitute legal advice. Laws can change and individual circumstances vary — consult a qualified attorney or legal aid organization for guidance specific to your situation.
Framingham has no rent control ordinance, and landlords may raise rent by any amount with proper notice. This is consistent with the rest of Massachusetts, where rent control has been prohibited statewide since November 1994, when voters approved Ballot Question 9 — a statewide referendum that repealed all existing rent control ordinances in cities including Cambridge, Boston, and Brookline, effective January 1, 1995.
In 2020, the Massachusetts Legislature passed Chapter 358 of the Acts of 2020, which lifted the statewide prohibition on rent control and theoretically allows cities and towns to enact local rent stabilization ordinances again. However, as of April 2026, no Massachusetts municipality — including Framingham — has enacted a new rent control or rent stabilization ordinance. This means Framingham landlords face no cap on rent increases, either for new tenancies or renewals.
In practice, Framingham renters on month-to-month leases must receive at least 30 days' written notice before a rent increase takes effect (M.G.L. c. 186, § 12). Tenants with fixed-term leases cannot have their rent increased until the lease term expires, unless the lease explicitly permits mid-term increases. If you believe a rent increase is being used to retaliate against you for exercising a legal right, separate anti-retaliation protections may apply (M.G.L. c. 186, § 18).
Massachusetts law provides Framingham renters with broad protections in several key areas:
Security Deposits (M.G.L. c. 186, § 15B): Landlords may not collect a security deposit exceeding one month's rent. The deposit must be held in a separate, interest-bearing account at a Massachusetts bank, and the landlord must provide the tenant with written notice of the bank name, branch, and account number within 30 days of receipt. Tenants are entitled to annual interest on the deposit.
Habitability and the Sanitary Code (M.G.L. c. 111, § 127A et seq.; 105 CMR 410): Massachusetts landlords are legally required to maintain rental units in compliance with the State Sanitary Code, which sets minimum standards for heat (at least 68°F from September 16 through June 14), hot water, structural soundness, pest control, and more. Tenants may report violations to the Framingham Board of Health, which can inspect the property and order repairs. If serious code violations exist, tenants may have the right to withhold rent, repair-and-deduct (up to four months' rent in a 12-month period), or terminate the tenancy under M.G.L. c. 111, § 127L.
Notice to Terminate Tenancy (M.G.L. c. 186, § 12): For month-to-month tenancies, either party must provide at least 30 days' written notice before termination, and the notice must expire at the end of a rental period. For tenancies at will, the same 30-day rule applies. Fixed-term leases end automatically on the lease end date without additional notice, unless the lease states otherwise.
Anti-Retaliation (M.G.L. c. 186, § 18): Landlords are prohibited from retaliating against tenants who report housing code violations, join a tenants' union, exercise any legal right, or contact a government agency about housing conditions. If a landlord raises rent, reduces services, or commences eviction within six months of a tenant's protected activity, retaliation is presumed by law, shifting the burden to the landlord to prove otherwise. A tenant who proves retaliation is entitled to one to three months' rent, attorney's fees, and costs.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): It is illegal for a landlord to lock out a tenant, remove doors or windows, or shut off utilities (including heat, electricity, or water) to force a tenant to leave. A landlord who does so is liable for actual damages or three months' rent — whichever is greater — plus attorney's fees.
Anti-Discrimination (M.G.L. c. 151B, § 4): Massachusetts fair housing law prohibits housing discrimination based on race, color, national origin, religion, sex, familial status, disability, age, sexual orientation, gender identity, marital status, military status, and several other protected classes — providing broader protections than federal law alone.
Massachusetts has some of the strictest security deposit laws in the United States, and they apply in full to Framingham rental housing under M.G.L. c. 186, § 15B.
Cap on Amount: A landlord may not collect a security deposit exceeding the equivalent of one month's rent. Collecting more than this is itself a violation of the statute.
Holding Requirements: The deposit must be held in a separate, interest-bearing account at a Massachusetts-licensed bank. The landlord must give the tenant written notice within 30 days identifying the bank name, branch address, and account number. The tenant earns interest on the deposit at the rate paid by the bank (or 5% per year, whichever is less), payable annually or upon return of the deposit.
Return Deadline: The landlord must return the security deposit — along with any accrued interest and an itemized list of any deductions — within 30 days after the tenancy ends. Allowable deductions are limited to unpaid rent, damage beyond normal wear and tear, and unpaid real estate taxes the tenant was obligated to pay.
Penalties for Non-Compliance: If the landlord fails to return the deposit within 30 days, fails to provide a proper itemized statement, or wrongfully withholds any portion of the deposit, the tenant is entitled to recover treble (triple) damages — three times the amount wrongfully withheld — plus court costs and reasonable attorney's fees under M.G.L. c. 186, § 15B(7). These penalties also apply if the landlord failed to hold the deposit in a proper separate account.
Move-In Checklist: At the time the deposit is collected, the landlord must provide the tenant with a written checklist describing the condition of each room. The tenant has the right to note any disagreements within 15 days. If no checklist is provided, the landlord may not deduct for damage to the unit.
In Framingham, landlords must follow the formal eviction process established under Massachusetts law. Self-help evictions — such as changing locks, removing belongings, or shutting off utilities — are illegal regardless of whether rent is unpaid (M.G.L. c. 186, § 14).
Step 1 — Notice to Quit: Before filing in court, the landlord must serve the tenant with a written Notice to Quit. The required notice period depends on the reason for eviction:
Step 2 — Summary Process Complaint: If the tenant does not vacate by the date specified in the Notice to Quit, the landlord may file a Summary Process (Eviction) Complaint in the Framingham District Court (Middlesex County). Filing fees apply. The tenant will be served with a Summons and Complaint and given a court date.
Step 3 — Court Hearing: At the hearing, both parties may present evidence. Tenants have the right to raise defenses including retaliation (M.G.L. c. 186, § 18), breach of the warranty of habitability, improper notice, or violations of the security deposit statute. Massachusetts courts take these defenses seriously, and a successful defense can result in dismissal of the eviction case.
Step 4 — Judgment and Execution: If the court rules for the landlord, the tenant typically has 10 days to appeal before a Writ of Execution is issued. Only a licensed constable or sheriff may carry out a physical removal — the landlord has no authority to remove the tenant personally.
Just Cause Eviction: Framingham has not enacted a just cause eviction ordinance. This means landlords may terminate a tenancy at will without providing any specific reason, as long as proper notice is given. (Note: Boston enacted a Just Cause Eviction Ordinance in 2024, but it does not apply to Framingham.)
Emergency Assistance: Tenants facing eviction may be eligible for emergency rental assistance through the Massachusetts Residential Assistance for Families in Transition (RAFT) program, administered by the Executive Office of Housing and Livable Communities.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws are subject to change, and the application of any law to your specific situation may vary. RentCheckMe makes no representations as to the completeness, accuracy, or timeliness of this content. If you have a specific legal problem or are facing eviction, a rent increase, or a housing dispute, you should consult a licensed Massachusetts attorney or contact a qualified legal aid organization such as Greater Boston Legal Services. Do not rely on this page as a substitute for professional legal counsel.
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