How Does a Month-to-Month Lease Work? Tips for Landlords in Massachusetts

This flexibility can be useful in Boston, where the rental market is driven by the September 1 turnover date. A month-to-month lease may help you bridge a gap until leasing season, test whether a new renter is a good fit, or keep options open if you’re planning renovations or a sale.

The trade-off is unpredictability. If a tenant leaves in January or February, you may be forced to list a vacant unit.  Strategy and a plan are the key to success in utilizing a month to month apartment lease.  You will also want to have a higher degree of communication between a landlord and a tenant so that both parties work well under this generally rarely used type of lease in MA.

What Does Massachusetts Law Require?

Ending a month-to-month lease in Massachusetts requires at least 30 days or one full rental period of notice, whichever is longer. If rent is due on the first of the month, that typically means the lease ends at the close of a month.

Landlords can raise rent for their Boston apartments, but only with proper notice and only at the start of a new rental period. Increases must comply with fair housing and anti-retaliation rules.

For nonpayment of rent, landlords must serve a 14-day notice to quit and go through Housing Court. Self-help evictions are never allowed.

Other rules to keep in mind:

• Late fees cannot be charged until rent is more than 30 days overdue.

• Security deposits are capped at one month’s rent and must be held in escrow with annual interest paid.

• Last month’s rent deposits also accrue interest.

• Lead paint disclosures and smoke/CO detector compliance are required.

How Does the Boston Market Affect Month-to-Month Leasing?

Boston’s rental market has its own rhythm. The vast majority of leases turn over on September 1, driven by the city’s large student population and accompanying staff.  There are also long standing weather patterns in New England that revolve around a very short summer so over the past century or longer there have been many documented articles of how our 9/1 apartment leasing cycle evolved and optimized around the preferences of renters in Greater Boston.  There is little chance that our leasing cycle will break free anytime soon from the September 1^st one year fixed lease that usually end on August 31^st. Ending a tenancy in July usually gives you the best chance to do some renovations as well as re-rent quickly and at a higher price.  Some renovations can take much longer than one month – so make sure you time out your work and give yourself an extra month just so you don’t have to stress.

Neighborhoods significantly impact the leasing cycle as well. Student-heavy areas such as: Allston, Brighton, Mission Hill, Fort Hill  and Fenway see strong September demand but higher turnover. Professional hubs like the Seaport and Back Bay attract tenants year-round. Cambridge and Somerville are still tied to the September cycle but also draw tech workers and graduate students.  It is important to pay attention to the details and look at real time data as well as discuss apartment leasing cycles with real estate professionals that perform these leasing services as their primary means of income.  There are a few “big box” national brands that claim they perform rentals but don’t have the appropriate data to provide the best results for property owners.  Talking with residential real estate agents that focus on home sales can often lead to complete failure as they often do not have the competency to perform accurate real time rental comparisons.  You want to make sure that all parties benefit in the best way possible – not the real estate focused on sales.

Outside the student cycle, short-term demand often comes from hospitals, universities, and multiple employers who bring in relocating professionals or visiting researchers. That’s where month-to-month leases can shine.

What Are the Pros and Cons for Landlords?

The biggest advantage is flexibility. You can adjust rent to market conditions, regain possession more easily for renovations or a sale, and use the arrangement as a short-term trial with new tenants.  We also run into a lot of landlords that often go abroad for several years when they receive a job opportunity but want to come back at some point.  You never know when a consulting gig or job could end – and having a month to month lease works well for the home owner.  Often times a landlord will offer lower rent in exchange for that flexibility of coming back at some unknown point.  Therefore it can be a win-win for both parties in this type of arrangement.  The tenant benefits by a slightly lower rent with the understanding that with that cost savings comes a little bit of uncertainty.

The downside for both parties is the uncertainty itself. Tenants can leave with relatively short notice, which can push you into an off-season vacancy.  That can cost a landlord thousands of dollars should that happen from Nov- Feb when less people are looking to move in – let’s face it – it is a lot harder to move into a new place with snow and bad weather conditions.  Most people do not like to move in freezing cold temperatures.  Some lenders and insurers also prefer fixed-term leases, considering them more stable.

How Should You Structure the Lease?

Even if it renews monthly, your agreement should be just as detailed as a one-year lease. Spell out the rent amount, due date, payment methods, and when late fees apply. Be clear about deposits, including your responsibility to pay interest on both security and last month’s rent.

The lease should cover utilities, maintenance responsibilities, and rules around smoking, pets, and noise. In Boston, it’s smart to address snow removal, trash, and parking in writing. Don’t forget required disclosures, especially for lead paint.

Finally, include a clear termination clause that abides by Massachusetts law: 30 days or one rental period, whichever is longer.

How Can Landlords Manage Month-to-Month Leases Smoothly?

Good tenant screening is essential, since shorter leases may attract less stable renters. Always document the apartment’s condition with photos and a checklist at move-in.  Don’t be afraid to get copious amounts of videos as well.

Stay on top of your obligations by calendaring deadlines for security deposit interest, rent increases, and renewal decisions. Some landlords set a 60–90 day window to decide whether to continue month-to-month, convert to a fixed lease, or ask the tenant to move.

To avoid costly winter vacancies, some landlords offer incentives for tenants to switch to a fixed-term lease ending August 31. Having contractors and cleaners ready on short notice also helps reduce downtime between tenants.

How Do Landlords Use Month-to-Month Leases Strategically in Boston?

Many landlords use month-to-month agreements as a “bridge-to-September” strategy. By timing notice correctly, they ensure units become available and are shown when demand peaks and rents are highest.

Others take advantage of shorter turnovers to make small upgrades—like new lighting, fresh paint, or hardware—that quickly increase a unit’s appeal. In transit-heavy neighborhoods or near universities, some landlords experiment with furnished month-to-month rentals aimed at professionals or visiting academics.

Partnering with local employers, hospitals, or graduate programs can also provide a steady stream of reliable tenants looking for flexible housing.

FAQs

Can I raise rent mid-month?
No. Any increase must take effect at the start of a new rental period, with proper notice.

What if a tenant’s notice lands mid-cycle?
The rule is 30 days or one full rental period, whichever is longer. Most tenancies end with the next full month.

How can I line up a lease to end August 31?
Give proper notice and offer tenants fixed-term options that naturally conclude at that date.

How fast can I recover possession if I want to sell?
With proper notice you can end the tenancy very quickly and with high communication amongst all parties – all parties can come out ahead.  Make it a win-win for everyone.

If you would like to know more about a tenancy at will lease – please feel free to contact us!