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Pembroke is a suburban town in Plymouth County, Massachusetts, situated about 25 miles southeast of Boston. While smaller than the state's urban centers, Pembroke has an active rental market driven by its proximity to the South Shore and greater Boston metro area. Renters here are subject to Massachusetts state law, which ranks among the most protective in the country for tenants on issues such as security deposits, habitability, and landlord retaliation.
Pembroke has not enacted any local tenant protection ordinances beyond what Massachusetts law already provides. That means renters rely entirely on the state's robust framework — including the Massachusetts Sanitary Code (105 CMR 410), the security deposit statute (M.G.L. c. 186, § 15B), and strong anti-retaliation provisions (M.G.L. c. 186, § 18). Understanding these state-level protections is essential for every Pembroke renter.
This page summarizes the tenant rights laws that apply in Pembroke as of April 2026. It is provided for informational purposes only and does not constitute legal advice. Laws can change and individual circumstances vary — consult a qualified attorney or legal aid organization for advice specific to your situation.
Pembroke has no rent control, and Massachusetts state law currently prohibits no city or town from enforcing rent control without a specific legislative authorization. In November 1994, Massachusetts voters approved Question 9, a ballot initiative that repealed rent control in every municipality in the state — including Boston, Cambridge, and Brookline, which had active rent control programs at the time. That repeal took effect on January 1, 1995.
In January 2020, the state legislature enacted Chapter 358 of the Acts of 2020, which lifted the blanket preemption and theoretically allows individual municipalities to adopt rent stabilization ordinances through home rule. However, as of April 2026, no Massachusetts city or town — including Pembroke — has enacted a new rent control or rent stabilization ordinance under this authority.
In practice, this means Pembroke landlords may raise rents by any amount at the end of a lease term or rental period, provided they give proper written notice (at least 30 days for month-to-month tenants under M.G.L. c. 186, § 12). There is no cap on rent increases, no requirement to justify an increase, and no rent registry. Renters in Pembroke should carefully review any lease renewal terms before signing.
Massachusetts provides a strong set of tenant protections that apply in every city and town, including Pembroke. Below are the most important state-level rights.
Security Deposit (M.G.L. c. 186, § 15B): A landlord may not collect more than one month's rent as a security deposit. 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, branch address, and account number within 30 days of receiving the deposit. The landlord must also provide an annual accounting of interest accrued. Failure to comply with any of these requirements entitles the tenant to immediate return of the deposit plus damages.
Habitability and the Sanitary Code (105 CMR 410; M.G.L. c. 111, § 127L): Landlords in Massachusetts must maintain rental units in compliance with the State Sanitary Code, which sets minimum standards for heat, hot water, structural integrity, pest control, and more. Tenants who believe their unit violates the code may report conditions to the Pembroke Board of Health or Plymouth County public health office. If the landlord fails to remediate after notice, tenants may have the right to withhold rent, repair-and-deduct (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): For month-to-month (tenancy at will) arrangements, a landlord must provide at least 30 days' written notice to terminate the tenancy. The notice must be timed to expire at the end of a full rental period. A tenant must also give the same 30-day notice before vacating. Fixed-term leases automatically expire on the lease end date unless renewed.
Anti-Retaliation (M.G.L. c. 186, § 18): It is unlawful for a landlord to raise rent, reduce services, evict, or take other adverse action against a tenant in retaliation for exercising a legal right — such as reporting a code violation, contacting the board of health, or organizing with other tenants. If adverse action occurs within six months of a protected activity, the law presumes it is retaliatory. A tenant who prevails on a retaliation claim may recover actual damages, up to three months' rent, plus attorney's fees and court costs.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): A landlord may never remove a tenant from their home by force, change the locks, remove doors or windows, or shut off utilities (including heat, water, and electricity) to coerce a tenant into leaving. Doing so is a criminal offense and also entitles the tenant to recover up to three months' rent or three times the 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, sex, sexual orientation, gender identity, disability, religion, familial status, source of income (including Section 8 vouchers), age, ancestry, and marital status. Complaints may be filed with the Massachusetts Commission Against Discrimination (MCAD).
Massachusetts has some of the most detailed and tenant-protective security deposit rules in the United States, and they apply in full to Pembroke rentals under M.G.L. c. 186, § 15B.
Cap: A landlord may collect no more than the equivalent of one month's rent as a security deposit. Any amount collected above this cap must be returned immediately upon demand.
Separate Account Requirement: The deposit must be deposited in a separate, interest-bearing account at a Massachusetts bank within 30 days of receipt. The landlord must give the tenant written notice of the institution's name, address, and account number. The interest accrues to the tenant and must be paid annually (or credited against rent).
Statement of Conditions: Within 10 days of receiving the deposit (or before the tenancy begins, whichever is later), the landlord must provide a written statement of the condition of the unit. If the landlord fails to provide this, the deposit must be returned on demand.
Return Deadline: At the end of the tenancy, the landlord has 30 days to return the deposit (along with any accrued interest), minus any lawfully deducted amounts. Deductions must be supported by an itemized written statement of damages with documentation of repair costs.
Penalties for Non-Compliance: If a landlord fails to return the deposit within 30 days, fails to provide the required itemized statement, or otherwise violates the statute, the tenant is entitled to treble damages (three times the amount wrongfully withheld), plus interest, court costs, and reasonable attorney's fees. This is one of the most significant remedies available to Massachusetts renters.
Evictions in Pembroke follow the Massachusetts summary process procedure governed by M.G.L. c. 239 and related statutes. The process has several required steps, and landlords must follow each one or risk having the case dismissed.
Step 1 — Notice to Quit: Before filing in court, a landlord must serve the tenant with a written Notice to Quit. The required notice period depends on the reason for eviction: (a) nonpayment of rent — 14 days (M.G.L. c. 186, § 11); (b) termination of a tenancy at will — at least 30 days, expiring at the end of a rental period (M.G.L. c. 186, § 12); (c) lease violations — the notice period may vary by lease terms or statute. The notice must be served in a legally prescribed manner (personal delivery, last-and-usual, or posting).
Step 2 — Summary Process Complaint: If the tenant does not vacate after the notice period expires, the landlord may file a Summary Process (eviction) complaint in the Hingham District Court, which serves Plymouth County including Pembroke. The tenant will receive a Summons stating the hearing date.
Step 3 — Answer and Discovery: The tenant has the right to file a written Answer raising defenses (such as the condition of the unit, retaliation, or improper notice) and counterclaims. Tenants may assert counterclaims under M.G.L. c. 186, §§ 14 and 18, and the Sanitary Code at the same hearing.
Step 4 — Hearing: The court holds a hearing where both parties may present evidence. If the court rules in favor of the landlord, it issues a judgment for possession. The tenant then has 10 days to appeal before a Writ of Execution may issue.
Step 5 — Writ of Execution and Move-Out: Only a licensed constable or sheriff may execute a Writ of Execution to remove the tenant. A landlord who attempts to remove a tenant without a writ is committing an illegal self-help eviction.
Self-Help Eviction Is Illegal (M.G.L. c. 186, § 14): A landlord may never lock out a tenant, remove belongings, shut off utilities, or otherwise force a tenant out outside of the court process. Violations expose the landlord to triple damages plus attorney's fees, and the tenant may obtain an emergency court order to be restored to the premises.
Just Cause: Pembroke has no just cause eviction ordinance. A landlord may terminate a month-to-month tenancy without stating a reason, provided the required 30-day notice is given. However, the reason for eviction may not be retaliatory or discriminatory under M.G.L. c. 186, § 18 and M.G.L. c. 151B.
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 depends on the specific facts of your situation. Nothing on this page creates an attorney-client relationship. If you have a specific legal problem — including an eviction, a security deposit dispute, or a landlord-tenant conflict — you should consult a licensed Massachusetts attorney or contact a legal aid organization in your area. RentCheckMe makes no warranties regarding the accuracy, completeness, or currency of the information provided here.
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