How eviction works step by step, and what defenses you have at each stage
This page covers the eviction process in Massachusetts for a residential tenancy — the notices a landlord must serve, the timeline, and what you can do at each stage.
It does not cover commercial leases, or mobile home parks where a separate statute applies. Where a city has its own rules, those may differ from the state statute below.
M.G.L. c. 186, §§ 11–12 + c. 239 — 驱逐须经 summary process 法院程序，房东先送达 notice to quit，再向 Housing/District Court 起诉，仅法院 execution（由 sheriff/constable 执行）可移除租客。
马萨诸塞驱逐是司法驱逐（summary process）。欠租须 14 天 notice to quit（§11 书面租约、§12 at-will 同），且附法定 cure 权；无过错终止 tenancy at will 依 §12 通知。房东不得自行换锁、断水电（§14）。
M.G.L. c. 186, §§ 11–12; c. 239 ↗Applies when: 欠租（书面租约）
Counted from: 书面 notice to quit 送达后
Service: 书面通知（§11），须附 Chief Justice 规定的 rental assistance 告知表（§11A，2020 新增）。
· §11：租客在 summary process 答辩到期日或之前付清全部欠租 + 利息 + 诉讼费，可避免终止。
· §11A 要求 notice 附租金补助与寻求律师帮助的官方告知表，缺失可作为抗辩。
M.G.L. c. 186, § 11 ↗Applies when: 欠租（tenancy at will）
Counted from: 书面 notice to quit 送达后
Service: 书面通知，须含法定告知语（12 个月内未收过同类通知的租客可 10 天内付清免责）。
· §12：at-will 租客 12 个月内首次，可在收到通知后 10 天内付清全部欠租避免终止。
· 通知须逐字包含法定告知语；缺失则 cure 期延长至答辩到期日。
M.G.L. c. 186, § 12 ↗Applies when: 无过错终止 tenancy at will（非欠租）
Counted from: 书面通知送达后
Service: 书面通知。
· §12：默认 3 个月通知；若租金按短于 3 个月周期支付（如月租），则为「支付间隔或 30 天，取较长」——月租即 30 天（或 1 个整租金周期，取较长）。
· 季度/半年度/年度付租的 at-will 租客，终止通知须 3 个月。
M.G.L. c. 186, § 12 ↗马萨诸塞禁止自力救济：房东不得换锁、搬物或断水电；违者承担「3 个月租金或实际损害，取较大」+ 律师费，且属刑事违法（罚 $25–300 或拘役最高 6 个月）。
§14：任何房东直接或间接干涉住宅租客 quiet enjoyment，或以强力、搬物、断水电等方式企图收回占有的，承担民事赔偿并构成轻罪。c.184 §18 亦禁止非经 summary process 程序收回住房。
M.G.L. c. 186, § 14; c. 184, § 18 ↗“「欠租了，我直接把门锁换了。」”
马萨诸塞驱逐只能走 summary process 法院程序，仅法院 execution 可移除租客。擅自换锁违反 §14，你可主张 3 个月租金或实际损害（取较大）+ 律师费，且可申请法院紧急恢复占有。
M.G.L. c. 186, § 14; c. 184, § 18
“「你向 Board of Health 投诉了房屋问题，我涨租赶你走。」”
马萨诸塞 §18 禁止因你投诉卫生/建筑法规违规、组织或加入租客工会等受保护行为而报复。投诉后 6 个月内收到终止通知（非欠租）、涨租或重大条款变更的，推定报复，房东须 clear and convincing evidence 反驳。
M.G.L. c. 186, § 18; c. 239, § 2A
自力救济违者对租客承担「3 个月租金或实际损害，取较大」+ 律师费（§14），并构成刑事违法（罚 $25–300 / 拘役最高 6 个月）。
M.G.L. c. 186, § 14 ↗Every figure on this page comes from the official text or a state court opinion, not from a summary. The table below lists each provision used and the date it was last checked.
| Statute | Last verified | Source |
|---|---|---|
| M.G.L. c. 186, §§ 11–12; c. 239 | 2026-10-16 | official text ↗ |
| M.G.L. c. 186, § 11 | 2026-10-16 | official text ↗ |
| M.G.L. c. 186, § 12 | 2026-10-16 | official text ↗ |
| M.G.L. c. 186, §§ 11, 11A, 12 | 2026-10-16 | official text ↗ |
| M.G.L. c. 239, § 1 | 2026-10-16 | official text ↗ |
| M.G.L. c. 239; c. 186, § 14 | 2026-10-16 | official text ↗ |
| M.G.L. c. 186, § 14; c. 184, § 18 | 2026-10-16 | official text ↗ |
| M.G.L. c. 186, § 14 | 2026-10-16 | official text ↗ |
Where the official text and a secondary summary disagree, this page follows the official text and says so. Where a provision admits of more than one reading, that is flagged rather than smoothed over.
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14 or 30 days depending on the grounds, counted from service of the notice. M.G.L. c. 186, §§ 11–12; c. 239
马萨诸塞禁止自力救济：房东不得换锁、搬物或断水电；违者承担「3 个月租金或实际损害，取较大」+ 律师费，且属刑事违法（罚 $25–300 或拘役最高 6 个月）。
The timeline starts only on valid service. 书面通知（§11），须附 Chief Justice 规定的 rental assistance 告知表（§11A，2020 新增）。