Illegal rental fees in Massachusetts
Massachusetts limits upfront charges to four, delays late fees by 30 days, and since September 2025 bars any fee that was not disclosed in the price. Type a fee to check it.
The list
| Charge | Status | Rule |
|---|---|---|
| Application fee | Banned | Banned. Before move-in a Massachusetts landlord may collect only first month's rent, last month's rent, a security deposit and the cost of a new lock and key (M.G.L. c. 186, s. 15B). |
| Holding or reservation fee | Banned | Banned. It is not one of the four upfront charges the law allows. |
| Move-in or administrative fee | Banned | Banned. Move-in and administrative fees are not among the four upfront charges allowed by M.G.L. c. 186, s. 15B. |
| Cleaning fee at move-in | Banned | Banned as an upfront charge. Only first and last month's rent, a security deposit and lock costs may be collected before move-in. |
| Pet deposit or pet fee collected upfront | Banned | Banned as an upfront charge. A separate pet deposit or pet fee is not one of the four allowed upfront charges. |
| Broker fee for the landlord's broker | Banned | Banned since August 1, 2025: whoever hires the broker pays the broker. A tenant pays only a broker the tenant hired. |
| Fee not disclosed before the lease | Banned | Banned. Under 940 CMR 38.00 a fee left out of the disclosed price cannot be charged during the tenancy. |
| Security deposit | Allowed with care | Allowed up to one month's rent, with strict rules: a receipt, a separate interest-bearing account and return within 30 days after the tenancy ends. |
| Last month's rent | Allowed | Allowed upfront, at the same rate as the monthly rent. Interest rules apply. |
| New lock and key | Allowed | Allowed upfront for the actual cost of a new lock and key. |
| Late fee | Limited | No late fee or interest may be charged until rent is 30 days late. Disclose the amount in the ad and the lease. |
| Rent payment processing fee | Allowed with care | Allowed only if disclosed before the lease, including in the ad. A fee that was not disclosed cannot be added later. |
| Required parking fee | In Total Price | Allowed if disclosed. A required monthly fee belongs inside the advertised Total Price. |
| Required amenity or community fee | In Total Price | Allowed if disclosed. A required amenity fee belongs inside the advertised Total Price. Many landlords build it into the rent instead. |
| Required trash fee | In Total Price | Allowed if disclosed. A required trash fee belongs inside the advertised Total Price. |
| Monthly pet rent | Allowed | Allowed for tenants with pets if disclosed in the ad and lease. Explain that it applies only with a pet. |
| Utility charge | Allowed with care | The regulation and the Attorney General guidance do not address utility usage directly. State clearly which utilities rent includes and what tenants pay. |
| Optional add-on (storage, extra parking) | Allowed | Allowed. Disclose that it is optional and how the tenant can avoid it. |
| Other required fee | In Total Price | Allowed only if it is disclosed before the lease and is not an upfront charge beyond the four the law allows. If tenants must pay it, include it in the Total Price. |
Frequently asked questions
Are application fees legal in Massachusetts?
No. They are not among the four charges a landlord may collect before move-in under M.G.L. c. 186, s. 15B.
Can a Massachusetts landlord charge a pet deposit?
Not as a separate upfront charge. Monthly pet rent can be charged if it is disclosed in the ad and lease.
Can a Massachusetts landlord charge an amenity fee?
Yes, if it is disclosed and included in the advertised Total Price when every tenant must pay it.
Related
Sources: MassLandlords: junk fee regulations and rental housing · MassLegalHelp: security deposits and last month's rent · Massachusetts Attorney General: 940 CMR 38.00
Not legal advice. Confirm your lease with an Illinois attorney.
Not legal advice. Confirm your lease with an Illinois attorney.