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.
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-filingNoticeFileCourtLockout
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.
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.
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.
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.
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.
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.
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.
About this page. Researched and written by the NextGen Properties research team — the underwriters, asset managers, and acquisitions staff who have priced, bought, and operated rental property for more than two decades. Reviewed before publication by the NextGen Properties editorial desk. How we work: editorial guidelines · scoring methodology.
