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Eviction timeline in Massachusetts

Massachusetts Eviction Timeline

Uncontested: 30–60 days  ·  Contested: 90–180 days  ·  Under M.G.L. c. 186 (Estates for Years and at Will)

The Massachusetts eviction process requires a court-ordered judgment before a landlord can remove a tenant. Timeline figures below begin after the pre-filing notice period expires and the landlord files the complaint with the court. Add 3–60+ days for the applicable pre-filing notice period (pay-or-quit, cure-or-quit, or no-fault) depending on the eviction reason.

Massachusetts Eviction Timeline at a Glance1

30–60 days Uncontested
90–180 days Contested
$195–$295 Court filing fee
$750–$3,500 Attorney fees (est.)
#31 of 51 Fastest nationally
Uncontested eviction (after filing) 30–60 days M.G.L. c. 186 (Estates for Years and at Will)
Contested eviction (after filing) 90–180 days M.G.L. c. 186 (Estates for Years and at Will)
Pre-filing notice: Nonpayment of rent (tenancy at will) 14 days M.G.L. c. 186 § 11
Pre-filing notice: Nonpayment (fixed-term lease) 14 days M.G.L. c. 186 § 11A
Pre-filing notice: No-cause, tenancy at will 30 days M.G.L. c. 186 § 12
Pre-filing notice: Material lease violation 7 days M.G.L. c. 186 § 12
Court filing fee $195–$295 M.G.L. c. 186 (Estates for Years and at Will)

Step-by-step Massachusetts eviction process

Day-by-day, every stage.

Each row's day-label is the cumulative start of that stage on the worst-case clock.
Pre-filing Notice File Court Lockout
  1. 7–30d
    1
    Stage 1 · Gate

    Serve the notice to quit

    Day 1

    14 days for nonpayment (with cure right under c. 186 s. 11), 30 days for no-cause, 7 days for material breach. Use AG model forms; deviation grounds for dismissal.

  2. 1–3d
    2
    Stage 2 · Serve

    File summary-process complaint in Housing Court

    Day 31

    Housing Court division for the property location. Filing fee $135-$185. Must attach proof of notice service per M.G.L. c. 186 s. 31.

  3. 7–14d
    3
    Stage 3 · File

    Service and first-Monday return date

    Day 34

    Sheriff serves summons. Return date is the "first Monday" at least 7 days after service. Tenant answer due 3 business days before return date.

  4. Same day
    4
    Stage 4 · Court

    Mandatory mediation

    Day 48

    Housing Court schedules mediation at the return date. About 60% of cases settle here. Cases that do not settle proceed to trial on a separate date.

  5. 14–60d
    5
    Stage 5 · Court

    Trial and judgment

    Day 48

    Bench trial. Chapter 8A counterclaims (habitability, retaliation) frequently raised. Many cases continued for rental-assistance applications under c. 239 s. 15.

  6. 30–180d
    6
    Stage 6 · Lockout

    Execution and stay of execution

    Day 108

    Court issues Execution after judgment. Tenant may request stay of up to 6 months (elderly/disabled) or 4 months (otherwise) under c. 239 s. 9. Constable serves Execution with 48 hours notice before lockout.

  7. Day 288
    ✓
    Possession recovered
    Worst case · Day 288
Timelines begin at court filing, not notice service. The Massachusetts timelines above start when the landlord files the eviction complaint with the court. Add pre-filing notice periods (3–60 days depending on eviction reason) to get the full end-to-end timeline. Self-help eviction, changing locks, removing belongings, or shutting off utilities, is illegal in Massachusetts and exposes the landlord to significant damages.

Other Guides for Massachusetts

← Massachusetts Eviction Risk OverviewEviction Costs: MassachusettsEviction Process: MassachusettsRent Control Guide: MassachusettsTenant Screening: MassachusettsTenant Protections: MassachusettsTenant Rights: MassachusettsNotice Templates: Massachusetts

Eviction Timeline in Other States

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Informational only, not legal advice. Consult a licensed Massachusetts attorney. Source attribution in the Sources band below.