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Franklin Town is a growing suburban community in Norfolk County, Massachusetts, located approximately 30 miles southwest of Boston. As part of the Greater Boston metro area, Franklin Town has seen steady residential growth, and renters here are subject to Massachusetts state tenant protections — among the strongest in the nation — but no additional local ordinances beyond state law.
Renters in Franklin Town most commonly search for information about security deposit rules, what notice a landlord must give before ending a tenancy, and what to do when a landlord refuses to make repairs. Massachusetts law addresses all of these situations with specific statutory requirements and meaningful remedies, including the right to treble damages for security deposit violations and rent withholding for habitability failures.
This page provides an overview of the tenant rights laws that apply to Franklin Town renters under Massachusetts state law. It is intended for general informational purposes only and does not constitute legal advice. Laws change, and your specific situation may require guidance from a qualified housing attorney or legal aid organization.
Franklin Town has no rent control. Massachusetts voters approved a statewide ballot initiative (Question 9) in November 1994 that repealed rent control in every Massachusetts city that had it — including Boston, Cambridge, and Brookline — and prohibited new rent control measures going forward. That ban remained in place for over two decades.
In 2020, Massachusetts enacted Chapter 358 of the Acts of 2020, which repealed the 1994 prohibition and theoretically allowed cities and towns to enact their own rent stabilization ordinances again under M.G.L. c. 40P. However, as of April 2026, no Massachusetts municipality — including Franklin Town — has enacted a new rent control or rent stabilization ordinance.
In practice, this means Franklin Town landlords may raise rent by any amount, at any time, subject only to proper notice requirements. For month-to-month tenants, a landlord must provide at least 30 days' written notice before a rent increase takes effect (M.G.L. c. 186, § 12). For tenants with a fixed-term lease, rent cannot be raised until the lease expires unless the lease specifically permits it. Tenants should document all rent increase notices in writing and review their lease terms carefully.
Massachusetts provides some of the most comprehensive tenant protections in the country through a combination of statutes and the state Sanitary Code. All of these protections apply to Franklin Town renters.
Security Deposit (M.G.L. c. 186, § 15B): Landlords may collect a security deposit of no more than one month's rent. The deposit must be held in a separate, interest-bearing bank account, and the landlord must provide the tenant with written notice of the bank name, account number, and interest rate within 30 days of receiving the deposit. Tenants earn interest on the deposit annually. Failure to comply with these rules entitles the tenant to immediate return of the deposit plus damages.
Habitability and Repairs (M.G.L. c. 111, § 127L; 105 CMR 410): Landlords are required to maintain rental units in compliance with the Massachusetts State Sanitary Code (105 CMR 410), which sets minimum standards for heat, hot water, plumbing, electrical systems, structural integrity, and pest control. If a landlord fails to maintain these conditions, tenants may report violations to the Franklin Town Board of Health or the Norfolk County Health Department. If conditions are severe and the landlord does not remedy them, tenants may have the right to withhold rent, repair and deduct the cost from rent (up to four months' rent in a 12-month period), or terminate the lease under M.G.L. c. 111, § 127L.
Notice to Terminate (M.G.L. c. 186, § 12): To end a month-to-month tenancy, either the landlord or the tenant must provide at least 30 days' written notice. The notice must be timed to expire at the end of a rental period. For example, if rent is due on the first of the month, a notice given on March 5 would not be effective until April 30. Tenants with fixed-term leases are protected through the end of the lease term.
Anti-Retaliation Protection (M.G.L. c. 186, § 18): Landlords are prohibited from raising rent, reducing services, delivering a notice to quit, or taking any adverse action against a tenant in retaliation for: reporting code violations to a government agency, exercising any legal right, organizing with other tenants, or withholding rent due to habitability issues. Under Massachusetts law, any adverse landlord action taken within six months of a protected tenant act is presumed to be retaliatory, shifting the burden to the landlord to prove otherwise. Tenants who successfully prove retaliation may recover actual damages, up to three months' rent, and attorney's fees.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): It is illegal for a landlord to lock a tenant out of their unit, remove doors or windows, or shut off utilities — including heat, electricity, or water — as a means of forcing a tenant to leave. This is known as self-help eviction and is a criminal offense in Massachusetts. Tenants who are subjected to a self-help eviction may sue for actual damages, up to three months' rent, and attorney's fees under M.G.L. c. 186, § 14.
Anti-Discrimination (M.G.L. c. 151B): Massachusetts law prohibits housing discrimination based on race, color, national origin, sex, religion, disability, familial status, sexual orientation, gender identity, ancestry, age, marital status, military status, and source of income (including housing vouchers). Tenants who believe they have been discriminated against may file a complaint with the Massachusetts Commission Against Discrimination (MCAD).
Massachusetts has some of the strictest security deposit laws in the United States, and every Franklin Town landlord must comply with M.G.L. c. 186, § 15B in full. The following rules apply:
Cap on Amount: A landlord may not collect a security deposit greater than one month's rent. Landlords may also collect first month's rent, last month's rent, and the cost of a new lock and key at the start of a tenancy — but the security deposit itself is capped at one month's rent.
Separate Account Requirement: The security deposit must be deposited in a separate, interest-bearing account in a Massachusetts bank within 30 days of receipt. The landlord must provide the tenant with written notice of the bank name, branch address, and account number. The landlord may not commingle the deposit with personal or business funds.
Annual Interest: The landlord must pay the tenant interest earned on the deposit each year (or credit it toward rent). The interest rate is set at the rate paid by the bank or 5% per year, whichever is less.
Statement of Condition: Within 10 days of receiving the deposit (or upon move-in, whichever is later), the landlord must provide a written statement of the condition of the unit. If the landlord fails to provide this statement, they forfeit the right to make any deductions from the deposit for damages.
Return Deadline: The landlord must return the security deposit — along with accrued interest and an itemized written statement of any deductions — within 30 days after the tenancy ends.
Penalties for Non-Compliance: Violations of M.G.L. c. 186, § 15B are taken seriously by Massachusetts courts. If a landlord fails to return the deposit within 30 days, fails to maintain it in the proper account, or wrongfully withholds any portion, the tenant is entitled to treble damages (three times the amount wrongfully withheld), plus interest, court costs, and reasonable attorney's fees. Even procedural violations — such as failing to provide the bank account notice — can entitle the tenant to the immediate return of the full deposit.
Evictions in Franklin Town follow the Massachusetts summary process procedure governed by M.G.L. c. 239. Landlords must follow every step of this process; there are no shortcuts, and self-help eviction is a criminal offense.
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 Summons and Complaint: If the tenant does not vacate after the notice period expires, the landlord must file a Summary Process Summons and Complaint in the Southeast Housing Court (which covers Norfolk County, including Franklin Town) or the appropriate District Court. The tenant will be served with a court date.
Step 3 — Court Hearing: Both parties appear before a judge. Tenants have the right to raise defenses, including habitability issues, retaliation, failure to return the security deposit, and procedural defects in the eviction notice. Tenants who fail to appear risk a default judgment against them.
Step 4 — Judgment and Execution: If the landlord prevails, the court issues a judgment. After 10 days (during which the tenant may appeal), the court may issue an execution — a writ authorizing a sheriff or constable to physically remove the tenant. Only a law enforcement officer may carry out a physical eviction; landlords may not remove tenants themselves.
Self-Help Eviction is Illegal (M.G.L. c. 186, § 14): A landlord who locks a tenant out, removes belongings, shuts off utilities, or otherwise tries to force a tenant out without going through the court process is committing an illegal self-help eviction. This is a criminal offense and also gives the tenant the right to sue for actual damages, up to three months' rent, and attorney's fees.
Just Cause Eviction: Franklin Town has no just-cause eviction ordinance. Unlike Boston, which enacted a Just Cause Eviction ordinance in 2024 (Boston City Ordinance Docket 0490), Franklin Town landlords are not required to have a specific reason to terminate a month-to-month tenancy beyond proper notice. However, the eviction may not be retaliatory (M.G.L. c. 186, § 18), and the tenant retains all court defenses.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws — including statutes, regulations, and local ordinances — can change, and the specific facts of your situation may significantly affect your legal rights and options. If you are facing an eviction, a security deposit dispute, or any other housing legal matter, you should consult a qualified housing attorney or contact a legal aid organization in your area. RentCheckMe makes no warranties regarding the accuracy or completeness of this information and is not responsible for any actions taken in reliance on it.
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