Boston Rent Control: The Laws and Basics for Landlords and Renters
Being a landlord (or a renter) in Boston comes with its own nuances. And regulations. There are a lot of laws on the books that dictate all sorts of things related to rental property. How people can charge rent is one of those things. Boston rent control has become a bit of a hot button issue lately, so it helps to know just where we stand. It’s important for both landlords who want to make sure they are doing things according to current laws, but it also is important for renters so that they know what landlords can and can’t do regarding rent.
Our Boston property management services include all the parts of managing rentals, and that certainly includes the charging and collection of rent. That also means we need to stay current with just what is going on with the local regulations. Properly managing properties involves knowing your local laws and how they effect the day-to-day tasks.
Table of Contents
- An Overview of Boston Rent Control Laws
- The Boston Rent Control Bill
- What Landlords Can and Can’t Do
- What BMG Can Do For You
An Overview of Boston Rent Control Laws
To sum it up briefly, Massachusetts has maintained a prohibition on rent control since 1994 due to a statewide referendum at that time. This longstanding ban has left municipalities without the authority to regulate rental prices, contributing to ongoing debates about housing affordability… as well as how and whether the state should introduce legislation to address it.
The initiative to reintroduce Boston rent control has sparked a good amount of debate in the past few years. And of course, understanding rent control (it’s pros and cons) is useful. Proponents argue that rent stabilization is needed to address escalating housing costs and to provide security for tenants. But then there are the opponents. They say that those types of measures could discourage investment in housing development and lead to a decrease in the overall housing supply. As of now, the Home Rule Petition awaits consideration by the Massachusetts Legislature but is currently not moving forward.
Many states have rent control both at the state level and the local level, so from one state to the next, things can look quite different. With no statewide (Massachusetts) or Boston rent control laws, landlords and property owners here have a good amount of flexibility in determining rental rates. This freedom is particularly advantageous in high-demand areas like Boston. At the same time, it also means property owners face heightened scrutiny from tenant advocacy groups and those aiming to create more protections for tenants.
The Boston Rent Control Bill
As of early 2025, Massachusetts does not have a statewide rent control law in effect. In recent years, there has been a resurgence of interest in rent stabilization measures, particularly in Boston. But they have come short of actually becoming law.
In March 2022, Mayor Michelle Wu established a Rent Stabilization Advisory Committee to examine local housing conditions and evaluate rent stabilization programs in other cities. The committee, comprising housing advocates, developers, tenants, and other stakeholders, held multiple public listening sessions and meetings throughout 2022 to gather input and formulate recommendations.
In April 2023, Representative Samantha Montaño introduced Bill H.3744, titled “An Act petition for a special law authorizing the city of Boston to implement rent stabilization and tenant eviction protections.” This bill sought to grant Boston the authority to enact local rent control policies and strengthen tenant eviction protections. The bill was referred to the committee on Housing and underwent several extensions throughout 2024. Ultimately, as of September 2024, the bill was accompanied by a study order and no further action was taken. In other words, it did not advance into law.
What Landlords Can and Can’t Do
So, what can landlord do (and not do) when it comes to rental rates? While there isn’t any rent control laws in place, there are still existing regulations that determine certain things. Let’s get into some of those.
- CAN Increase Rent Without Restrictions (Currently) – Landlords can raise rent to reflect market rates at the end of a lease term. As discussed, there is no Massachusetts or Boston rent control laws that dictate otherwise.
- CAN Set Initial Rent Amounts – For new tenants, landlords have the freedom to determine the starting rent. It doesn’t matter what the previous rental price was.
- CAN Charge Late Fees – They can charge late fees if rent payments are not made on time… as long as these fees are outlined in the lease agreement and align with current Massachusetts laws.
- CAN’T Raise Rent During a Lease Term – Landlords generally can’t increase rent in the middle of a fixed-term lease. The exception is when the terms were explicitly made otherwise in the lease (and of course, both parties signed that lease and agreed upon it).
- CAN’T Discriminate Against Tenants – They can’t set rents differently or refuse to rent based on a tenant’s race, religion, national origin, familial status, disability, sexual orientation, or other protected classes. Each state may have their own list of protected classes, so note what classifications are protected in Massachusetts.
- CAN’T Implement Unreasonable Rent Hikes Without Notice – Finally, landlords must provide proper written notice to tenants before increasing rent, typically 30 days for month-to-month tenants.
What BMG Can Do For You
Understanding rent control laws and regulations is important for landlords, tenants, property managers, and investors. While rent control doesn’t apply to all states and regions, landlords must know how to set fair and competitive rental rates. Renters should also know how to find affordable rental housing that fits their budget and needs.
Setting fair rental rates takes research and due diligence. However, landlords with numerous properties, especially in areas like Boston, may have trouble keeping up with all the various regulations – and daily tasks – with those rental properties. Bay Property Management Group offers comprehensive rental management services that can help you understand and manage it all. This includes marketing, tenant screening, maintenance, rent collection, and more. Contact BMG to learn more about our property management services in Boston, Baltimore, Philadelphia, Northern Virginia, and elsewhere.
