Want to skip straight to checking your own building? Use the RentCheckMe address checker.
Westborough is a mid-sized town in Worcester County, Massachusetts, with a growing population of approximately 20,000 residents. The town has seen increasing demand for rental housing in recent years, driven in part by its proximity to major employers along the I-495 corridor. Like many Massachusetts communities outside of Boston and Cambridge, renters in Westborough rely primarily on state law for their protections — there are no additional local ordinances governing landlord-tenant relationships.
The most common questions Westborough renters have involve security deposit rules, what notice a landlord must give before ending a tenancy, and what to do when a landlord refuses to make repairs. Massachusetts law is notably tenant-friendly on these issues, providing some of the strongest security deposit protections in the country and robust habitability requirements backed by the state sanitary code (105 CMR 410).
This guide summarizes your rights as a renter in Westborough under Massachusetts law. It is intended for informational purposes only and does not constitute legal advice. If you have a specific legal problem, consult a licensed attorney or contact a local legal aid organization.
Westborough has no rent control ordinance, and none is expected in the near future. Massachusetts voters approved a statewide ballot initiative — Question 9 — in November 1994 that repealed rent control in every city that had it, including Boston, Cambridge, and Brookline. That referendum effectively prohibited rent control across the state for more than two decades.
In August 2020, Governor Baker signed Chapter 358 of the Acts of 2020, which lifted the statewide prohibition and once again permitted individual cities and towns to enact rent stabilization ordinances if they chose to do so. However, as of April 2026, no Massachusetts municipality — including Westborough — has enacted a new rent control or rent stabilization ordinance under this authority.
In practical terms, this means Westborough landlords may increase rent by any amount with proper notice at the end of a lease term or rental period. There is no cap on how much rent can be raised, no requirement to justify an increase, and no registry of rents. Tenants on fixed-term leases are protected from increases until the lease expires, but month-to-month tenants can receive a new rent amount with a minimum of 30 days' written notice (M.G.L. c. 186, § 12).
Massachusetts provides a comprehensive set of tenant protections that apply to every renter in Westborough. 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 held in a separate, interest-bearing bank account in Massachusetts, and tenants must receive written notice of the bank name, account number, and annual interest. Landlords must return the deposit — along with accrued interest — within 30 days of the tenancy ending, accompanied by an itemized written statement of any deductions. Improper withholding can result in treble (triple) damages plus attorney's fees.
Habitability and Repairs (M.G.L. c. 111, § 127L; 105 CMR 410): Every landlord in Massachusetts is required by law to maintain rental housing in compliance with the Massachusetts State Sanitary Code (105 CMR 410). This includes providing adequate heat (at least 68°F from September 16 through June 14), hot water, functioning plumbing, structurally sound premises, and freedom from pests. Tenants who discover code violations may report them to the Westborough Board of Health. If serious violations are not corrected, tenants may have the right to withhold rent, use a repair-and-deduct remedy, or terminate the lease under M.G.L. c. 111, § 127L.
Notice to Terminate (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. The notice must be timed to expire at the end of a rental period — typically the last day of the month. Tenants are entitled to the same 30-day notice period when terminating their own tenancy. Fixed-term leases end automatically on the lease expiration date unless renewed.
Anti-Retaliation Protection (M.G.L. c. 186, § 18): A landlord may not raise rent, reduce services, bring an eviction action, or otherwise retaliate against a tenant for reporting a housing code violation, contacting the Board of Health, organizing with other tenants, or exercising any other legal right. If a landlord takes an adverse action within six months of a tenant's protected activity, the law presumes the action is retaliatory, shifting the burden to the landlord to prove otherwise. 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): Self-help eviction is illegal in Massachusetts. A landlord may never remove a tenant's belongings, change the locks, or shut off utilities such as heat, water, or electricity in order to force a tenant out. Tenants who experience a lockout or utility shutoff may sue for actual damages or up to three months' rent, whichever is greater, plus attorney's fees and costs.
Anti-Discrimination (M.G.L. c. 151B): Massachusetts law prohibits housing discrimination based on race, color, national origin, ancestry, sex, age, disability, religion, marital status, familial status, sexual orientation, gender identity, source of income (including Section 8 vouchers), and veteran status. Complaints may be filed with the Massachusetts Commission Against Discrimination (MCAD).
Massachusetts imposes some of the most detailed and tenant-protective security deposit rules in the United States, and every Westborough landlord is bound by them under M.G.L. c. 186, § 15B.
Maximum Amount: A security deposit cannot exceed the equivalent of one month's rent, regardless of the length of the lease or any other factor. A landlord who collects more than one month's rent as a deposit violates the statute and may face liability.
Holding Requirements: The deposit must be held in a separate interest-bearing account at a Massachusetts bank. Within 30 days of receiving the deposit, 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, and tenants are entitled to receive that interest annually or have it applied to rent.
Condition Statement: At the start of the tenancy, the landlord must provide a written statement of the condition of the rental unit. The tenant has 15 days to note any disagreements in writing. This document is critical because the landlord may only deduct from the deposit for damages beyond normal wear and tear that exceed what was noted in the move-in condition statement.
Return Deadline: The landlord must return the deposit — or the portion not being withheld — within 30 days after the tenancy ends. The landlord must also provide a detailed itemized written statement explaining any deductions, along with receipts or written estimates for repair costs exceeding $25.
Penalty for Violations: If a landlord fails to return the deposit on time, fails to provide the required itemized statement, or wrongfully withholds any portion of the deposit, the tenant is entitled to treble (triple) the amount wrongfully withheld, plus interest, court costs, and reasonable attorney's fees (M.G.L. c. 186, § 15B(7)).
Massachusetts has a formal, court-supervised eviction process. Landlords in Westborough must follow every required step in order; there are no shortcuts, and self-help eviction is strictly prohibited by M.G.L. c. 186, § 14.
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 requires a 14-day Notice to Quit (M.G.L. c. 186, § 11); (b) lease violations or no-fault termination of a month-to-month tenancy require a 30-day Notice to Quit expiring at the end of a rental period (M.G.L. c. 186, § 12); (c) tenants at will who hold over after a fixed-term lease ends are entitled to at least 30 days' notice. Notice must be delivered personally or by certified mail.
Step 2 — Summary Process (Eviction) Complaint: If the tenant does not vacate after the Notice to Quit expires, the landlord may file a Summary Process complaint in the Eastern Housing Court (which has jurisdiction over Worcester County) or in the local District Court. The tenant will receive a Summons and Complaint stating the hearing date.
Step 3 — Answer and Discovery: Tenants have the right to file a written Answer before the hearing, raise defenses (such as retaliation or habitability), and assert counterclaims. Tenants may also request a continuance to prepare their case.
Step 4 — Hearing: Both parties appear before a judge or magistrate. The court will hear evidence and issue a judgment. If judgment enters for the landlord, the tenant typically has 10 days to appeal or vacate before a Writ of Execution is issued.
Step 5 — Writ of Execution: A landlord may only physically remove a tenant after obtaining a Writ of Execution from the court and scheduling a move-out date with a constable or sheriff. The landlord may never personally remove a tenant or their belongings.
Self-Help Eviction is Illegal: Under M.G.L. c. 186, § 14, a landlord who locks out a tenant, removes their belongings, or shuts off utilities without a court order is liable for actual damages or three months' rent (whichever is greater), plus attorney's fees. Tenants who experience a self-help eviction should call the police and contact legal aid immediately.
Just Cause Not Required in Westborough: Unlike Boston, which enacted a Just Cause Eviction ordinance in 2024, Westborough has no just cause requirement. A landlord may terminate a month-to-month tenancy without stating a reason, as long as proper written notice is provided and no discriminatory or retaliatory motive is involved.
This article is provided for informational purposes only and does not constitute legal advice. The information on this page reflects Massachusetts law as of April 2026, but laws and local ordinances can change. Westborough renters with specific legal questions or problems should consult a licensed Massachusetts attorney or contact a legal aid organization such as Community Legal Aid or Greater Boston Legal Services. RentCheckMe is not a law firm and no attorney-client relationship is created by reading this page.
Find out if your home is covered by rent control or tenant protections.
Use the Address Checker →We'll email you if the rent cap, coverage rules, or tenant protections change — no spam, unsubscribe any time.