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Uxbridge is a small town in Worcester County, Massachusetts, with a modest but active rental market that includes single-family homes, multi-family properties, and apartment units. While Uxbridge does not have the high renter density of nearby Worcester or Boston, tenants here are fully protected by Massachusetts' robust statewide landlord-tenant statutes — some of the strongest in the country.
Renters in Uxbridge most commonly have questions about security deposit rules, what happens when a landlord fails to make repairs, and what notice they are entitled to before eviction. Massachusetts law addresses all of these clearly, with specific deadlines, penalties for noncompliance, and remedies available directly to tenants. Because Worcester County falls outside the Metro Boston service area for some legal aid organizations, knowing where to turn for local help is especially important.
This article is for informational purposes only and does not constitute legal advice. Laws can change, and individual circumstances vary. If you are facing an eviction, a habitability dispute, or a security deposit problem, contact a licensed Massachusetts attorney or a qualified legal aid organization for guidance specific to your situation.
Uxbridge has no rent control, and landlords may raise rent by any amount with proper notice. Massachusetts voters approved a statewide ballot question (Question 9) in November 1994 that banned rent control across the commonwealth. This measure ended existing rent control programs in Boston, Cambridge, and Brookline and prohibited any municipality from enacting new ones.
In 2020, the Massachusetts Legislature passed Chapter 358 of the Acts of 2020, which repealed the 1994 statewide prohibition and theoretically allows cities and towns to enact local rent stabilization ordinances again. However, as of April 2026, no Massachusetts municipality — including Uxbridge — has enacted such an ordinance. This means rent increases in Uxbridge are entirely unregulated: a landlord may raise the rent to any amount, provided they give proper advance written notice before the new rent takes effect.
For month-to-month tenants, that notice must be at least 30 days and must expire at the end of a rental period (M.G.L. c. 186, § 12). For tenants with a fixed-term lease, the rent is locked in for the lease term, and the landlord may only raise it upon renewal. Tenants are free to negotiate or decline a renewal, but they have no legal right to cap the increase amount.
Massachusetts provides renters with a comprehensive set of protections that apply in every city and town, including Uxbridge. The key state-level rights are described below.
Security Deposit (M.G.L. c. 186, § 15B): A landlord 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 receipt. The landlord must return the deposit — along with any accrued interest — within 30 days of lease termination, accompanied by a written itemized statement of any deductions. Failure to comply can expose the landlord to liability for up to three times the deposit amount (treble damages), plus attorney's fees.
Habitability and the State Sanitary Code (M.G.L. c. 111, § 127L; 105 CMR 410): Every landlord in Massachusetts must maintain rental property in compliance with the State Sanitary Code (105 CMR 410). This code covers heat (minimum 68°F from September 15 to June 15), hot water, structural integrity, ventilation, and freedom from pests and moisture. Tenants may report violations to the Uxbridge Board of Health, which is empowered to inspect and order repairs. If the landlord fails to correct serious violations, tenants have the statutory right to withhold rent, repair the condition and deduct the cost from rent, 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 party must give at least 30 days' written notice, and the notice must expire at the end of a full rental period. A landlord cannot simply tell a tenant to leave mid-month — the notice period must run to the last day of a rental period. For tenants with a fixed-term lease, no notice is required to end the tenancy at the lease's natural expiration, but the landlord must still file in court to remove a tenant who holds over.
Anti-Retaliation (M.G.L. c. 186, § 18): Massachusetts law prohibits landlords from retaliating against tenants for exercising legal rights — including reporting housing code violations, contacting the Board of Health, organizing with other tenants, or exercising any right under the lease or state law. If a landlord raises the rent, reduces services, or initiates eviction proceedings within six months of a tenant's protected activity, the retaliation is legally presumed. A tenant who prevails on a retaliation claim may recover up to three months' rent, actual damages, attorney's fees, and court costs.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): A landlord may never remove a tenant by force, change the locks, remove doors or windows, or shut off utilities as a means of forcing the tenant out. These self-help eviction tactics are illegal in Massachusetts regardless of whether the tenant is behind on rent. A tenant subjected to an illegal lockout or utility shutoff may recover up to three months' rent or actual damages (whichever is greater), plus attorney's fees, under M.G.L. c. 186, § 14.
Massachusetts has some of the strictest security deposit rules in the United States, and they apply fully to all Uxbridge 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. Collecting more than this amount is itself a violation of the statute.
Holding Requirements: The deposit must be placed in a separate, federally insured interest-bearing account at a Massachusetts bank. The landlord must provide the tenant with written documentation identifying the bank name, account number, and annual interest rate within 30 days of receiving the deposit. The landlord must also give the tenant a written statement of the condition of the rental unit (a move-in checklist) at the time of receipt. Failure to do so is a violation of the law.
Return Deadline: The landlord must return the security deposit — along with any interest accrued at the stated rate — within 30 days after the tenancy ends (the date the tenant vacates and returns the keys). If deductions are made, the landlord must provide a written itemized list of damages within the same 30-day window. Ordinary wear and tear cannot be deducted.
Penalties for Violations: If the landlord fails to return the deposit on time, fails to provide the required documentation, or makes improper deductions, the tenant is entitled to the immediate return of the entire deposit plus interest, and may sue for up to three times (treble) the amount of the deposit wrongfully withheld, plus reasonable attorney's fees and court costs (M.G.L. c. 186, § 15B(7)).
Last Month's Rent: A landlord may separately collect last month's rent, which is not a security deposit but is subject to its own rules under § 15B — it must also earn interest at the same rate.
Massachusetts law sets a strict procedural process for evictions. A landlord in Uxbridge cannot remove a tenant without going through the courts. Self-help eviction — such as changing locks, removing belongings, or shutting off utilities — is illegal under M.G.L. c. 186, § 14.
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).
• Termination of a month-to-month tenancy (no fault): At least 30 days' written notice, expiring at the end of a rental period (M.G.L. c. 186, § 12).
• Lease violations other than nonpayment: The notice period is governed by the lease terms or general notice law.
A tenant who receives a 14-day nonpayment notice may cure the default by paying all overdue rent before the landlord files a court action.
Step 2 — Summary Process (Eviction) Complaint: If the tenant does not vacate or cure, the landlord may file a Summary Process complaint in the Eastern Worcester Division of the District Court or the Housing Court. The landlord pays a filing fee, and the court schedules a hearing date. The tenant is served with a Summons and Complaint.
Step 3 — Court Hearing: Both parties appear before a judge. Tenants have the right to raise defenses, including habitability problems (rent withholding), retaliation, procedural defects in the notice, or improper service. The judge may issue a judgment for possession in favor of the landlord or the tenant, or may allow a payment agreement or continuance.
Step 4 — Execution and Move-Out: If the court enters judgment for the landlord, a document called an Execution is issued no sooner than 10 days after the judgment. Only a licensed constable or sheriff may serve the Execution. The tenant typically has 48 hours to vacate after service of the Execution. Tenants may file a Motion to Stay Execution for additional time, particularly in cases of hardship.
Just Cause: Uxbridge has no just-cause eviction ordinance. Landlords may terminate a month-to-month tenancy without providing a reason, provided they give proper notice. Boston's 2024 Just Cause Eviction ordinance does not apply outside city limits.
Illegal Eviction (M.G.L. c. 186, § 14): Any landlord who locks out, removes belongings, or shuts off utilities to force a tenant out — without obtaining a court order — violates M.G.L. c. 186, § 14 and may be liable for three months' rent or actual damages, whichever is greater, plus attorney's fees.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws in Massachusetts, including those described here, may change, and local conditions in Uxbridge or Worcester County may affect how the law applies to your specific situation. Nothing on this page creates an attorney-client relationship. If you are facing an eviction, a security deposit dispute, or any other housing legal matter, you should consult a licensed Massachusetts attorney or contact a qualified legal aid organization such as Community Legal Aid or Mass Legal Help. Always verify current statutes and local ordinances independently before taking action.
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