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Westwood is a suburban town in Norfolk County, Massachusetts, located roughly 15 miles southwest of Boston. While smaller than many Massachusetts cities, Westwood has a significant renter population — including apartment tenants and those renting single-family homes — who are protected by the state's robust tenant rights framework. Renters in Westwood most commonly search for information about security deposit rules, what notice their landlord must give before eviction, and what to do if a landlord fails to make repairs.
Massachusetts has some of the strongest statewide tenant protections in the country, covering security deposits, habitability standards, anti-retaliation, and eviction procedures. These protections apply in full to Westwood renters. Unlike Boston or Cambridge, Westwood has not enacted any local ordinances that add to or modify state law, so Massachusetts general statutes are the primary source of tenant rights here.
This page provides a plain-language summary of those rights and the relevant laws. It is intended for informational purposes only and does not constitute legal advice. If you have a specific legal problem, consult a licensed Massachusetts attorney or contact one of the legal aid organizations listed below.
Westwood has no rent control, and there is currently no rent control anywhere in Massachusetts. In November 1994, Massachusetts voters approved Question 9, a statewide ballot initiative that immediately abolished all local rent control ordinances — including those in Boston, Cambridge, and Brookline. That repeal has remained in effect for over three decades.
In 2020, the Massachusetts Legislature passed Chapter 358 of the Acts of 2020, which removed the statewide prohibition on rent control and theoretically allows cities and towns to enact rent stabilization ordinances again. However, as of April 2026, no Massachusetts municipality — including Westwood — has enacted a new rent control law under this authority.
In practical terms, this means Westwood landlords may raise rent by any amount between lease terms, with no cap on increases. A landlord must provide adequate written notice before a rent increase takes effect (at least 30 days for month-to-month tenants under M.G.L. c. 186, § 12), but the amount of the increase is entirely unrestricted. Tenants should review their lease carefully, as fixed-term leases prevent rent increases until the lease expires.
Although Westwood has no local tenant ordinances, Massachusetts state law provides meaningful protections across several key areas:
Security Deposits (M.G.L. c. 186, § 15B): Massachusetts imposes strict rules on security deposits. 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 landlord must provide the tenant with written notice of the bank name, account number, and interest rate within 30 days of receiving the deposit. Interest accrues annually and must be paid to the tenant each year or credited against rent. The deposit must be returned — with an itemized written statement of any deductions — within 30 days after the tenancy ends. Failure to comply can expose the landlord to liability for the amount wrongfully withheld plus treble damages, interest, and attorney's fees.
Habitability and the Sanitary Code (M.G.L. c. 111, § 127L; 105 CMR 410): Landlords in Westwood must maintain rental units in compliance with the Massachusetts State Sanitary Code (105 CMR 410), which sets minimum standards for heat, hot water, electricity, pest control, structural integrity, and more. Landlords must provide heat sufficient to maintain at least 68°F from September 15 through June 15. If a landlord fails to correct code violations after written notice, tenants may report the conditions to the Westwood Board of Health, withhold rent, pursue a rent reduction through court, or in severe cases exercise the right to repair-and-deduct 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 so that it expires at the end of a rental period. Similarly, tenants must give their landlord at least 30 days' notice before vacating a month-to-month tenancy. Fixed-term lease tenants have no automatic right to renewal, but the landlord must follow proper eviction procedures if the tenant remains after the lease ends.
Anti-Retaliation (M.G.L. c. 186, § 18): Massachusetts law prohibits landlords from retaliating against tenants who exercise their legal rights — such as reporting code violations, contacting a board of health, organizing with other tenants, or withholding rent due to habitability failures. Any rent increase, eviction, service reduction, or lease nonrenewal that occurs within six months of a tenant engaging in a protected activity is legally presumed to be retaliatory. The landlord bears the burden of proving a legitimate, non-retaliatory reason for the action. 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.
Lockout and Utility Shutoff Prohibition (M.G.L. c. 186, § 14): A landlord may not lock out a tenant, remove doors or windows, shut off utilities, or otherwise attempt to force a tenant out without going through the court eviction process. Self-help evictions are illegal in Massachusetts. A tenant subjected to an unlawful lockout or utility shutoff may recover three months' rent or actual damages, whichever is greater, plus attorney's fees under M.G.L. c. 186, § 14.
Anti-Discrimination (M.G.L. c. 151B): Massachusetts law prohibits housing discrimination based on race, color, national origin, religion, sex, familial status, disability, age, sexual orientation, gender identity, marital status, military or veteran status, and source of income (including housing vouchers). Tenants who believe they have experienced discrimination may file a complaint with the Massachusetts Commission Against Discrimination (MCAD).
Massachusetts has some of the most tenant-protective security deposit laws in the United States, and they apply in full to Westwood rentals under M.G.L. c. 186, § 15B.
Cap on Amount: A landlord may collect no more than the equivalent of one month's rent as a security deposit. Collecting a larger deposit is itself a violation of the statute.
Separate Interest-Bearing Account: The deposit must be deposited in a Massachusetts bank, in a separate account used only for that purpose, and must bear interest. Within 30 days of receiving the deposit, the landlord must give the tenant a written receipt identifying the bank name, branch address, account number, and the interest rate. Interest accrues at the actual rate earned and must be paid to the tenant annually (or credited against rent).
Return Deadline: The landlord must return the deposit — or what remains after valid deductions — within 30 days after the tenancy ends. Along with any returned funds, the landlord must provide an itemized written statement describing each deduction and its dollar amount. Deductions are only permitted for unpaid rent and for damage beyond normal wear and tear that is documented.
Penalties for Noncompliance: If a landlord fails to comply with any provision of M.G.L. c. 186, § 15B — including failing to hold the deposit in a proper account, failing to provide required notices, or wrongfully withholding the deposit — the tenant may be entitled to the full deposit amount plus treble damages (three times the amount wrongfully withheld), interest, and reasonable attorney's fees. Courts have held that even technical violations (such as failing to provide the bank account notice) can trigger this penalty.
Last Month's Rent: A landlord may also collect a last month's rent payment in advance. This is treated separately from the security deposit but is subject to its own rules under § 15B, including an obligation to pay interest at 5% per year and provide a receipt within 30 days.
Landlords in Westwood must follow Massachusetts' formal court eviction process — called a summary process action — to remove a tenant. Self-help evictions (lockouts, utility shutoffs, removal of belongings) are illegal under M.G.L. c. 186, § 14 and expose the landlord to significant liability.
Step 1 — Required Notice: Before filing in court, the landlord must serve the tenant with a written notice. The type and length of notice depends on the reason for eviction:
Step 2 — Filing in Court: If the tenant does not vacate after the notice period, the landlord may file a Summary Process Complaint in the Eastern Norfolk Division of the Housing Court (which serves most of Norfolk County including Westwood) or in District Court. The tenant will be served with a summons specifying the hearing date.
Step 3 — Hearing and Answer: The tenant has the right to appear in court, file a written answer, and raise defenses — including improper notice, retaliation (M.G.L. c. 186, § 18), breach of the warranty of habitability, or procedural violations. Tenants in nonpayment cases may pay all owed rent before judgment to stop the eviction under M.G.L. c. 239, § 8A.
Step 4 — Judgment and Execution: If the court enters judgment for the landlord, the landlord must wait at least 10 days before requesting an execution (the legal document authorizing removal). The tenant may appeal. Only a sheriff or constable may carry out an execution — a landlord cannot personally remove a tenant's belongings.
Just Cause Eviction: Westwood has no just cause eviction ordinance. Landlords are not required to provide a reason for terminating a month-to-month tenancy, as long as proper notice is given and the termination is not retaliatory or discriminatory. (Note: Boston enacted a Just Cause Eviction ordinance in 2024, but it does not apply to Westwood.)
This page is provided for informational purposes only and does not constitute legal advice. The information on this page reflects our understanding of Massachusetts and Westwood tenant law as of April 2026, but laws and local regulations can change. Every tenant's situation is different, and the general information provided here may not apply to your specific circumstances. If you have a legal question or are facing eviction, a security deposit dispute, or another housing problem, please consult a licensed Massachusetts attorney or contact a qualified legal aid organization in your area. RentCheckMe is not a law firm and no attorney-client relationship is created by using this site.
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