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Holbrook is a small town in Norfolk County, Massachusetts, located roughly 15 miles south of Boston. While smaller than many surrounding communities, Holbrook has a meaningful renter population that relies on Massachusetts state law for core housing protections. Tenants here are covered by some of the strongest statewide deposit and habitability rules in the country, even though no local rent control or tenant ordinance exists.
The questions Holbrook renters most commonly ask involve security deposit rules, the eviction process, landlord repair obligations, and what happens when a landlord retaliates against a tenant for complaining. All of these topics are governed by Massachusetts General Laws, and each carries specific deadlines, dollar limits, and remedies that tenants can enforce in Housing Court or District Court.
This article provides a plain-language summary of those rights as they apply to renters in Holbrook. It is informational only and does not constitute legal advice. Laws can change, and individual situations vary — if you face eviction or a serious housing dispute, contact a qualified attorney or legal aid organization.
Holbrook has no rent control ordinance, and there is currently no rent control anywhere in Massachusetts. In November 1994, Massachusetts voters passed a statewide ballot initiative (Question 9) that banned rent control across the commonwealth, effectively ending programs that had existed in Boston, Cambridge, and Brookline. That prohibition remained in place for over two decades.
In 2020, the Massachusetts Legislature enacted Chapter 358 of the Acts of 2020, which removed the statewide ban and gave individual cities and towns the legal authority to enact rent stabilization ordinances if they choose. However, as of April 2026, no Massachusetts municipality — including Holbrook — has adopted a new rent control or rent stabilization law under this authority.
In practical terms, this means a landlord in Holbrook can raise the rent by any amount at the end of a lease term or upon proper notice for a month-to-month tenancy. There is no cap on rent increases and no requirement that a landlord justify the size of an increase. Tenants facing steep rent hikes have no local or state price-control remedy; their primary recourse is to negotiate with the landlord or choose not to renew the lease.
Massachusetts provides a robust set of tenant protections that apply in every city and town, including Holbrook. The major protections are summarized below.
Security Deposit (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 bank account in Massachusetts, and the tenant must receive written notice of the bank name, address, and account number within 30 days of receiving the deposit. The landlord must also provide a written statement of the property's condition at move-in. Failure to comply with any of these requirements entitles the tenant to the immediate return of the deposit.
Habitability and the Sanitary Code (M.G.L. c. 111, § 127A et seq.; 105 CMR 410): Landlords must maintain rental units in compliance with the Massachusetts Sanitary Code. This includes functioning heat (at least 68°F from September 16 through June 14), hot water, working plumbing and electrical systems, freedom from pest infestation, and structural safety. Tenants can report violations to the Holbrook Board of Health, which can issue orders compelling repairs. If conditions are serious, tenants may have the right to withhold rent, terminate the lease, or repair and deduct under M.G.L. c. 111, § 127L.
Notice to Terminate a Tenancy (M.G.L. c. 186, § 12): For month-to-month tenancies, the landlord must provide at least 30 days' written notice to terminate, and that notice must expire at the end of a rental period. A tenant holding a fixed-term lease has the right to remain until the lease expires; the landlord is not required to give advance notice of non-renewal unless the lease says otherwise, but cannot remove the tenant before the term ends without cause.
Anti-Retaliation (M.G.L. c. 186, § 18): A landlord may not raise rent, reduce services, or initiate eviction proceedings against a tenant in retaliation for reporting housing code violations, contacting a government agency, or exercising any legal right. If an adverse action occurs within six months of a protected act, the law presumes it is retaliatory. A tenant who prevails on a retaliation claim may recover up to three months' rent, attorney's fees, and costs.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): Self-help eviction is illegal in Massachusetts. A landlord who removes a tenant's belongings, changes the locks, or shuts off utilities to force a tenant out is liable for actual damages or three months' rent — whichever is greater — plus attorney's fees. Only a court can order a tenant's removal.
Anti-Discrimination (M.G.L. c. 151B): Massachusetts law prohibits housing discrimination based on race, color, national origin, ancestry, religion, sex, age, familial status, disability, sexual orientation, gender identity, marital status, veteran/military status, and receipt of public assistance (including Section 8). The Massachusetts Commission Against Discrimination (MCAD) enforces these protections.
Massachusetts security deposit law (M.G.L. c. 186, § 15B) is among the strictest in the United States, and it applies in full to all Holbrook rentals.
Cap: The security deposit cannot exceed one month's rent, regardless of the length of the lease or the type of tenancy.
Holding requirements: Within 30 days of receiving the deposit, the landlord must deposit the funds in a separate, interest-bearing account at a Massachusetts bank, provide the tenant with a written receipt identifying the bank name, address, branch, and account number, and give the tenant a statement of the property's present condition signed by both parties.
Interest: The tenant earns interest on the deposit at the rate paid by the bank or 5% per year, whichever is less. The landlord must pay the tenant accumulated interest annually (or apply it to rent with the tenant's consent) and upon return of the deposit.
Return deadline: The landlord must return the security deposit — along with any accrued interest and an itemized written statement of deductions — within 30 days after the tenancy ends.
Permissible deductions: Deductions are limited to unpaid rent, damage beyond normal wear and tear, and unpaid increases in real estate taxes (if the lease allows). Ordinary wear and tear, pre-existing conditions noted in the move-in statement, and costs for which the landlord is responsible cannot be deducted.
Penalty for violations: If a landlord wrongfully withholds any portion of the deposit, fails to return it on time, or fails to comply with the holding and notice requirements, the tenant is entitled to treble (triple) the amount wrongfully withheld, plus attorney's fees and court costs, under M.G.L. c. 186, § 15B(7). Courts in Massachusetts apply this penalty strictly.
Evictions in Holbrook follow the Massachusetts summary process (eviction) procedure governed primarily by M.G.L. c. 239 and M.G.L. c. 186. The process has several distinct steps, and a landlord cannot skip any of them.
Step 1 — Written Notice: Before filing in court, the landlord must serve the tenant with proper written notice. The type and length of notice depends on the reason for eviction:
Step 2 — Summons and Complaint: If the tenant does not vacate after the notice period expires, the landlord files a Summary Process complaint in the appropriate District Court or Housing Court (Norfolk County Housing Court handles Holbrook cases). The court issues a Summons and Complaint, which must be served on the tenant at least 7 days before the court date.
Step 3 — Court Hearing: At the hearing, both the landlord and tenant can present evidence and legal arguments. Tenants may raise defenses such as retaliation (M.G.L. c. 186, § 18), habitability violations (the "warranty of habitability" defense), improper notice, or that the deposit was not returned properly.
Step 4 — Judgment and Execution: If the court rules for the landlord, it issues a judgment for possession. The tenant then has 10 days to appeal. If no appeal is filed, the landlord may request an Execution, which is the legal document that authorizes a constable or sheriff to remove the tenant — typically after an additional notice period.
Self-Help Eviction is Illegal: A landlord in Holbrook may not change locks, remove doors or windows, shut off utilities, or remove the tenant's belongings to force them out. Doing so violates M.G.L. c. 186, § 14 and exposes the landlord to liability for the greater of three months' rent or actual damages, plus attorney's fees.
Just Cause: Massachusetts state law does not require a landlord to have a specific reason ("just cause") to end a tenancy at will or decline to renew a lease in Holbrook. Boston enacted a Just Cause Eviction ordinance in 2024, but that ordinance does not extend to Holbrook.
This article is provided for informational purposes only and does not constitute legal advice. Tenant rights law is fact-specific, and the information here may not apply to every situation. Massachusetts law changes, and local rules or court interpretations may affect your rights. If you are facing eviction, a security deposit dispute, or any serious housing matter, you should consult a licensed Massachusetts attorney or contact a qualified legal aid organization. RentCheckMe is not a law firm and does not create an attorney-client relationship with readers.
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