When your lease is nearing its end, both tenants and landlords must decide what happens next. Here’s what Massachusetts renters should know about lease renewals, rent increases, and notice requirements.
What Happens When Your Lease Ends?
When your lease expires, one of three things usually happens:
Renew the lease
The landlord offers a new lease, sometimes with a rent increase. If you agree to the terms, you sign a new lease for another term, often 12 months.
Convert to month-to-month
If neither you nor the landlord signs a new lease but you continue living in the apartment and paying rent, the tenancy may convert to month-to-month (called “tenancy at will” in Massachusetts).
Move out
You may choose to leave at the end of the lease, or the landlord may decide not to offer a renewal.
Can the Landlord Raise Rent?
Yes. Massachusetts does not have rent control, so there is generally no legal limit on how much a landlord can increase rent.
However, rent increases must follow certain rules:
Fixed Leases
If you have a signed lease, the rent usually cannot be increased until the lease term ends, unless the lease specifically allows it.
Month-to-Month
If you are renting month-to-month (tenancy at will), the landlord must provide proper written notice before increasing rent, typically at least 30 days or one full rental period, whichever is longer.
Warning: Retaliatory or Discriminatory Increases
Landlords cannot raise rent in retaliation for tenants exercising legal rights, such as reporting housing violations.
Notice Requirements
Notice You Must Give
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Fixed-term lease (most Boston leases)
If you have a lease with a specific end date, you usually do not have to give notice unless your lease specifically requires it. The lease simply ends on the stated date. However, many Boston leases include a notice clause, so you should always check your lease terms. -
Month-to-month tenancy (tenancy at will)
If you are renting month-to-month, you must give at least one full rental period of notice, usually 30 days, before moving out.
Notice the Landlord Must Give
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Non-renewal of a fixed-term lease
A landlord generally does not have to give advance notice that a fixed-term lease is ending. The lease simply expires on the end date unless a new lease is offered. -
Rent increase for month-to-month tenants
For tenants renting month-to-month, landlords must give at least one full rental period of notice (typically 30 days) before a rent increase takes effect. -
Ending a month-to-month tenancy
A landlord must provide 30 days or one full rental period of notice, whichever is longer.
Month-to-Month Tenancy
If your lease ends and you continue living in the apartment with the landlord’s permission and continue paying rent, the tenancy may convert to “tenancy at will”, commonly called month-to-month.
Pros
Cons
Negotiating Your Lease Renewal
Many renters assume lease renewals are non-negotiable, but you may have more leverage than you think, especially if:
- You have been a reliable tenant with on-time payments and no complaints
- Your lease renewal happens during the slower winter months
- The local rental market has softened
- The landlord wants to avoid the cost and effort of finding a new tenant
Strategies to try
Even small negotiations can sometimes reduce or delay a rent increase.
If the Landlord Won’t Renew
In Massachusetts, landlords generally do not have to renew a lease when it expires. A fixed-term lease simply ends unless both parties agree to sign a new one.
However, a landlord cannot refuse renewal for illegal reasons, including:
- Race, religion, national origin, sex, sexual orientation, or gender identity
- Disability or familial status (having children)
- Source of income (such as housing vouchers or Section 8)
- Retaliation for reporting housing violations or exercising tenant rights
If you believe a landlord refused to renew your lease for a discriminatory or retaliatory reason, document all communication and consider contacting the Massachusetts Commission Against Discrimination (MCAD) or a tenant rights organization for guidance.
Before Signing a Renewal
Before agreeing to renew your lease, take time to review the new terms carefully. A renewal is a new agreement, and conditions can change from year to year.
Get everything in writing
Make sure the renewal terms are documented in writing, including the new rent amount, lease start and end dates, and any updated rules or policies.
Compare the new rent to market rates
Look at similar apartments in your neighborhood to see if the increase is reasonable. Rental prices can change quickly, so checking current listings helps you understand whether the new price is competitive.
Check for changes to the lease terms
Review the lease carefully to confirm nothing else has changed. Landlords sometimes update clauses related to utilities, maintenance responsibilities, guest policies, or building rules.
Understand what utilities are included
Confirm whether the rent still includes the same utilities, such as heat or hot water. Changes to utility responsibility can significantly affect your monthly costs.
Consider negotiating
If the increase is significant, you may be able to negotiate. Some tenants ask for a smaller increase, a longer lease term, or minor improvements to the unit.
Ask about building plans
Find out whether the landlord plans renovations, construction, or policy changes that could affect living conditions during the next lease term.
Confirm the lease term
Make sure you understand the renewal length. Many leases are 12 months, but some landlords offer shorter or longer terms.
Know the notice requirements
Check how much notice is required if you plan to move out at the end of the new lease. This information is usually written in the lease agreement.
Resources
- City Life / Vida Urbana: (617) 227-4878 — Free tenant organizing and housing assistance.
- Greater Boston Legal Services: Free legal help for qualifying tenants facing housing issues.
- Massachusetts Commission Against Discrimination (MCAD): Handles housing discrimination complaints.
- Massachusetts Attorney General’s Consumer Advocacy Division: (617) 727-8400 — Guidance on tenant rights and landlord disputes.
- Boston Inspectional Services Department (ISD): (617) 635-4500 — Report housing code violations such as lack of heat or pests.
- Mass Legal Help: masslegalhelp.org — Online resource explaining Massachusetts tenant rights.