Locked Out By The Landlord
G.L. c. 186, § 15F — three months' rent or three times the damages, without a court order
Only by a valid court order. In Massachusetts, a tenant removed or shut out by the landlord or the landlord's agent other than under a valid court order may recover possession or end the rental agreement, and either way recover three months' rent or three times the damages, with the cost of suit and reasonable attorney's fees.
A landlord who tries to regain possession by force without going through the courts, interferes with the tenant's quiet enjoyment, or willfully fails to furnish water, hot water, heat, light, power, gas or other services the landlord is required to provide, faces a fine of not less than twenty-five dollars nor more than three hundred dollars or up to six months in jail.
The landlord is also liable for actual and consequential damages or three month's rent, whichever is greater, plus costs and a reasonable attorney's fee, which the tenant may set off against rent claimed. Shifting a utility bill to the tenant without their knowledge or consent is covered too.
A lease term waiving these protections is void, apart from service interruptions for necessary repairs, natural causes, or restrictions a government imposes. A lease term waiving jury trial, or saying nothing the landlord does counts as a constructive eviction, is void as well.
Sources for this section (2)
- G.L. c. 186, § 15F — Ouster of a tenant; remedies
- G.L. c. 186, § 14 — Wrongful acts of landlord; utilities, services and quiet enjoyment
Legal information, not legal advice. Verified as of September 2026. Applying it to a particular situation is the work of a licensed Massachusetts attorney.