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Shrewsbury is a suburban town of roughly 38,000 residents located in Worcester County, adjacent to the city of Worcester. The town has seen steady residential growth, and a notable share of households rent, making an understanding of Massachusetts tenant law essential for anyone leasing in Shrewsbury.
All tenant protections in Shrewsbury flow from Massachusetts state law. The Commonwealth provides strong statutory safeguards on security deposits, habitability, anti-retaliation, and eviction procedure — but there is no local rent control, no just-cause eviction ordinance, and no additional local housing code beyond state regulations. Tenants here are protected by some of the strictest deposit rules in the nation and a robust sanitary code enforced by the local board of health.
This page is intended as an informational overview only and does not constitute legal advice. Laws change, and individual circumstances vary. If you face an eviction, a habitability dispute, or believe your rights have been violated, contact a qualified attorney or a legal aid organization listed at the bottom of this page.
Shrewsbury has no rent control of any kind. Massachusetts voters approved a statewide ballot initiative (Question 9) in November 1994 that repealed rent control in every Massachusetts city and town, including Cambridge, Boston, and Brookline, which had operated rent control programs at the time. The repeal took effect on January 1, 1995.
For more than two decades, state law expressly prohibited municipalities from enacting new rent control ordinances. In 2020, the Massachusetts Legislature passed Chapter 358 of the Acts of 2020, which lifted that prohibition and restored the legal authority for cities and towns to adopt rent stabilization ordinances through a local process. However, as of April 2026, no Massachusetts municipality — including Shrewsbury — has enacted a new rent control or rent stabilization ordinance under that authority.
In practical terms, this means Shrewsbury landlords may raise rent by any amount at lease renewal or upon proper notice for month-to-month tenancies. There is no cap on rent increases, no requirement to register rents with a local agency, and no formula limiting how much a landlord may charge. Tenants who receive a rent increase notice should carefully review their lease terms and the notice requirements under M.G.L. c. 186, § 12 to understand their options.
Massachusetts law provides a comprehensive set of tenant protections that apply in full to every renter in Shrewsbury. The key protections are summarized below.
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 placed in a separate, interest-bearing bank account in Massachusetts, and the tenant must receive written notice of the bank name and account number within 30 days of paying the deposit. Interest accrues at the rate of the account or 5% annually, whichever is less, and must be paid to the tenant each year or credited against rent. Landlords who violate these requirements may forfeit the right to retain any portion of the deposit.
Habitability and the Sanitary Code (105 CMR 410; M.G.L. c. 111, § 127L): Every residential rental unit in Shrewsbury must comply with the Massachusetts Sanitary Code (105 CMR 410.000), which sets minimum standards for heat, hot water, plumbing, electrical systems, structural safety, and pest control. Tenants may report violations to the Shrewsbury Board of Health, which is empowered to inspect and order repairs. If a landlord fails to correct conditions that endanger health or safety, tenants may have the right to withhold rent, terminate the lease, or arrange repairs and deduct the cost from rent under M.G.L. c. 111, § 127L.
Notice to Terminate a Tenancy (M.G.L. c. 186, § 12): A landlord seeking to end a month-to-month tenancy must provide at least 30 days' written notice. The notice period must expire at the end of a full rental period — for example, a notice given on April 10 for a month-to-month tenancy that runs the first through the last of the month must not expire before May 31. Tenants wishing to leave must provide equivalent notice to the landlord.
Anti-Retaliation Protection (M.G.L. c. 186, § 18): Landlords are prohibited from raising rent, reducing services, or commencing eviction proceedings in retaliation for a tenant's exercise of legal rights. Protected activities include reporting housing code violations to a government agency, contacting a tenant organization, or withholding rent lawfully due to habitability problems. Under § 18, if a landlord takes any adverse action within six months of a protected act, retaliation is presumed — the burden then shifts to the landlord to prove a legitimate, non-retaliatory reason. Tenants who prevail on a retaliation claim may recover up to three months' rent or actual damages, whichever is greater, plus attorney's fees.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): A landlord may not evict a tenant through self-help measures. Removing a tenant's belongings, changing the locks, removing doors or windows, or deliberately interrupting heat, hot water, gas, electricity, or other utilities is illegal in Massachusetts regardless of whether the tenant owes rent. Tenants subjected to an illegal lockout or utility shutoff may seek emergency relief in Housing Court and recover up to three months' rent or actual damages, whichever is greater, plus attorney's fees.
Consumer Protection (M.G.L. c. 93A): Unfair or deceptive practices by a landlord — such as retaining a security deposit in bad faith or misrepresenting the condition of a unit — may also give rise to a claim under M.G.L. c. 93A, which allows for up to treble damages and attorney's fees.
Massachusetts has some of the most protective security deposit laws in the United States, and every Shrewsbury landlord must comply with M.G.L. c. 186, § 15B.
Cap: The security deposit cannot exceed one month's rent, regardless of the length of the lease or the rental amount. A landlord may not collect a larger deposit even if both parties agree, because the statutory limit is non-waivable.
Separate Account and Notice: The deposit must be deposited within 30 days into a separate interest-bearing savings account at a Massachusetts bank. The landlord must provide the tenant with written notice of the bank's name and address and the account number within the same 30-day window.
Annual Interest: Interest on the deposit accrues at the lesser of the actual savings account rate or 5% per year. The landlord must pay the accrued interest to the tenant at the end of each year of the tenancy or credit it against rent.
Return Deadline: After the tenancy ends, the landlord has 30 days to return the deposit (or the balance remaining after lawful deductions) along with an itemized written statement of any deductions. Deductions are permitted only for unpaid rent, damage beyond ordinary wear and tear, and certain other documented costs.
Penalty for Violations: If a landlord fails to return the deposit within 30 days, fails to provide a proper itemized statement, deposits the funds in the wrong type of account, or collects more than one month's rent as a deposit, the tenant may be entitled to treble damages — that is, three times the amount wrongfully withheld — plus interest, court costs, and attorney's fees under M.G.L. c. 186, § 15B(7). Because of the severity of these penalties, tenants should document their move-in and move-out conditions thoroughly with dated photographs.
The eviction process in Shrewsbury is governed by Massachusetts law and must follow a strict sequence of steps. Landlords who skip any step or resort to self-help measures face significant legal exposure.
Step 1 — Notice to Quit: Before filing in court, a landlord must serve the tenant with a written Notice to Quit. The type of notice and its duration depend on the reason for eviction. For nonpayment of rent, the landlord must give a 14-day Notice to Quit (M.G.L. c. 186, § 11). For terminating a month-to-month tenancy without fault, at least 30 days' written notice is required, expiring at the end of a rental period (M.G.L. c. 186, § 12). For lease violations other than nonpayment, a 30-day notice is typical. The Notice to Quit must be properly served — in hand or left at the last and usual place of abode.
Step 2 — Summons and Complaint: If the tenant does not vacate or cure the issue within the notice period, the landlord may file a Summary Process (eviction) action in the Worcester Housing Court, which has jurisdiction over Shrewsbury. The landlord files a Summary Process Summons and Complaint, and the court schedules a hearing date typically within 10 to 14 days.
Step 3 — Answer and Discovery: The tenant has the right to file a written Answer raising defenses and counterclaims — such as retaliation, breach of the warranty of habitability, or improper handling of a security deposit. Tenants should file their Answer by the deadline stated on the summons to preserve their rights.
Step 4 — Hearing: Both parties present their case before a Housing Court judge. If the landlord prevails, the court issues a judgment for possession. Tenants who lose may appeal within 10 days by filing a notice of appeal and posting a bond.
Step 5 — Execution and Move-Out: If the landlord obtains a final judgment and the tenant does not leave voluntarily, the landlord may request an Execution — a court order authorizing a constable or sheriff to remove the tenant. A constable must provide 48 hours' written notice before carrying out a move-out under an Execution (M.G.L. c. 235, § 23).
Self-Help Eviction is Illegal: A landlord may never lock out a tenant, remove the tenant's belongings, shut off utilities, or take any other action to force a tenant out without a court order. Such conduct violates M.G.L. c. 186, § 14 and exposes the landlord to liability for up to three months' rent or actual damages, plus attorney's fees, in addition to potential criminal penalties.
No Just-Cause Requirement in Shrewsbury: Unlike the City of Boston, which enacted a Just Cause Eviction ordinance in 2024, Shrewsbury has no just-cause eviction requirement. A landlord may terminate a month-to-month tenancy with proper notice even without stating a specific reason, provided the action is not retaliatory under M.G.L. c. 186, § 18.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws are complex and subject to change; the content here reflects our best understanding of Massachusetts law as of April 2026 but may not reflect recent legislative, regulatory, or judicial developments. Every tenancy is unique, and the application of any law depends on specific facts and circumstances. If you have questions about your rights as a renter in Shrewsbury, you should consult a licensed Massachusetts attorney or contact a qualified legal aid organization. RentCheckMe is not a law firm and does not establish an attorney-client relationship with any reader.
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