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Medfield is a residential town in Norfolk County, Massachusetts, located approximately 20 miles southwest of Boston. While smaller than many Massachusetts cities, Medfield renters are fully covered by the Commonwealth's robust statewide tenant protections — among the strongest in the northeastern United States. Renters here most commonly seek guidance on security deposit rules, their rights when a landlord fails to make repairs, and the proper process for eviction notice.
Massachusetts law sets strict standards for landlord conduct, including a hard cap on security deposits, detailed habitability requirements under the State Sanitary Code (105 CMR 410), and meaningful anti-retaliation protections. Medfield has not enacted any local tenant ordinances beyond what state law requires, so understanding the Massachusetts General Laws is the essential starting point for every renter in town.
This page is provided for informational purposes only and is not legal advice. Laws can change, and every tenancy has unique facts. If you have a specific legal problem, contact a qualified attorney or a legal aid organization serving Norfolk County.
Medfield has no rent control, and Massachusetts state law does not permit any municipality to enforce rent control at this time. Massachusetts voters approved a statewide ballot measure in November 1994 (Question 9) that effectively ended rent control across all Massachusetts communities, including Boston, Cambridge, and Brookline, which had active programs at the time.
In 2020, the Massachusetts Legislature passed Chapter 358 of the Acts of 2020, which technically removed the statewide prohibition and gave cities and towns the legal authority to enact rent stabilization ordinances if they choose — but only with specific enabling conditions. As of April 2026, no Massachusetts municipality has enacted a new rent control or rent stabilization ordinance under this authority. Medfield has not taken any steps to pursue such an ordinance.
In practical terms, this means Medfield landlords may raise rent by any amount at the end of a lease term or with proper notice for month-to-month tenancies. There is no cap on how much rent can increase. Your best protection against large rent increases is understanding your lease terms and the notice requirements under M.G.L. c. 186, § 12.
Massachusetts provides renters with several meaningful statewide protections that apply fully in Medfield.
Security Deposit Rules (M.G.L. c. 186, § 15B): Landlords in Medfield may not collect a security deposit greater than one month's rent. The deposit must be held in a separate, interest-bearing bank account in Massachusetts, and the landlord must provide written documentation of the bank name, account number, and the amount deposited within 30 days of receiving it. Tenants earn interest on the deposit annually. At the end of the tenancy, the landlord has 30 days to return the deposit with an itemized written statement of any deductions. Failure to comply can result in the tenant recovering up to three times the deposit amount, plus attorney's fees.
Habitability and the State Sanitary Code (M.G.L. c. 111, § 127L; 105 CMR 410): Every rental unit in Medfield must meet the Massachusetts State Sanitary Code, which sets minimum standards for heat, hot water, plumbing, electricity, pest control, and structural safety. Landlords must provide heat to at least 68°F between September 16 and June 14. Tenants may report violations to the Medfield Board of Health. If conditions are serious and the landlord fails to repair after notice, Massachusetts law (M.G.L. c. 111, § 127L) allows tenants to withhold rent, use a repair-and-deduct remedy for costs up to four months' rent, or pursue lease termination.
Notice to Terminate a Month-to-Month Tenancy (M.G.L. c. 186, § 12): A landlord must give a month-to-month tenant at least 30 days' written notice before terminating the tenancy. That notice must be served to expire at the end of a full rental period. Similarly, tenants wishing to end a month-to-month tenancy must provide the same 30-day notice to the landlord.
Anti-Retaliation Protection (M.G.L. c. 186, § 18): Massachusetts law strongly prohibits landlords from retaliating against tenants who exercise their legal rights. Protected acts include reporting code violations to the Board of Health, joining a tenants' organization, or filing a lawsuit against the landlord. If a landlord raises rent, reduces services, or initiates eviction proceedings within six months of a protected act, the law presumes the action is retaliatory. A tenant who prevails on a retaliation claim may recover up to three months' rent or actual damages, whichever is greater, plus attorney's fees and court costs.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): It is illegal in Massachusetts for a landlord to engage in self-help eviction tactics, including changing the locks, removing doors or windows, or shutting off utilities to force a tenant out. A tenant subjected to such conduct may recover up to three months' rent or actual damages, whichever is greater, plus attorney's fees.
Anti-Discrimination (M.G.L. c. 151B): Massachusetts law prohibits housing discrimination based on race, color, national origin, ancestry, sex, sexual orientation, gender identity, disability, age, marital status, familial status, military or veteran status, genetic information, and source of income (including housing vouchers). The Massachusetts Commission Against Discrimination (MCAD) enforces these protections.
Massachusetts has some of the most tenant-protective security deposit rules in the country, and they apply in full to every Medfield rental under M.G.L. c. 186, § 15B.
Cap: A landlord may not collect a security deposit exceeding one month's rent. The landlord may also collect first month's rent, last month's rent, and the cost of a new key — but nothing beyond that at move-in.
Holding Requirements: The deposit must be placed in a separate, interest-bearing escrow account at a Massachusetts bank within 30 days of receipt. The landlord must give the tenant a written receipt identifying the bank's name and address, the account number, and the amount deposited. Interest accrues at the rate paid by the bank or 5% per year, whichever is less, and must be paid to the tenant annually or credited against rent.
Return Deadline: The landlord must return the security deposit — along with a written, itemized statement of any deductions — within 30 days after the tenancy ends. If the landlord claims deductions for damage, those deductions must be supported by documentation.
Penalties for Violations: If a landlord fails to return the deposit within 30 days, fails to provide a proper itemized statement, fails to hold the funds in the correct account, or wrongfully withholds any portion, the tenant is entitled to recover three times the amount wrongfully withheld, plus interest, court costs, and reasonable attorney's fees (M.G.L. c. 186, § 15B(7)). These are among the most severe penalties for security deposit violations in the United States.
Normal Wear and Tear: Landlords may not deduct from the security deposit for normal wear and tear — only for damage beyond ordinary use. Tenants should document the condition of the unit at move-in and move-out with photographs and a written checklist.
Evictions in Medfield follow the Massachusetts summary process eviction procedure governed primarily by M.G.L. c. 239 and M.G.L. c. 186. Landlords must follow each step strictly; skipping any step can result in dismissal of the eviction case.
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:
— Nonpayment of rent: 14-day Notice to Quit (M.G.L. c. 186, § 11).
— Lease violation (other than nonpayment): The notice period depends on the tenancy type; a 30-day notice is common for month-to-month tenants.
— End of tenancy / no-fault termination: At least 30 days' notice that expires at the end of a rental period (M.G.L. c. 186, § 12).
The Notice to Quit must be properly served — in hand or by leaving it with a person of suitable age and discretion at the premises.
Step 2 — Summons and Complaint: If the tenant does not vacate by the end of the notice period, the landlord may file a Summary Process Summons and Complaint in the Eastern Norfolk District Court (which serves Medfield). The tenant is served with the summons and given a hearing date, typically within 10–14 days of filing.
Step 3 — Court Hearing: Both parties appear before a judge. Tenants have the right to raise defenses, including habitability issues, retaliation, improper notice, and improper handling of the security deposit. The court may also refer parties to mediation. If the judge rules for the landlord, a judgment for possession is entered.
Step 4 — Appeal and Execution: Tenants have 10 days to appeal a judgment. If no appeal is filed, the landlord may obtain an Execution (court order authorizing removal) after the 10-day period. The execution is then delivered to a constable or sheriff to carry out the physical removal if the tenant has not left.
Self-Help Eviction Is Illegal: A Medfield landlord may never remove a tenant by changing the locks, removing belongings, shutting off utilities, or using threats or harassment. Any such conduct violates M.G.L. c. 186, § 14, and the tenant may recover up to three months' rent or actual damages, plus attorney's fees.
Just Cause: Medfield has no just-cause eviction ordinance. Landlords do not need to state a reason to decline to renew a lease at its natural expiration, provided they give proper notice. This differs from Boston, which enacted a Just Cause Eviction ordinance in 2024.
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 through legislation, ballot measures, and court decisions, and the application of any law depends on the specific facts of your situation. Renters in Medfield, Massachusetts with questions about their individual circumstances should consult a licensed Massachusetts attorney or contact a qualified legal aid organization such as Greater Boston Legal Services. RentCheckMe makes no warranties regarding the accuracy or completeness of this information and is not liable for any actions taken in reliance on it.
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