14-Day Notice to Quit — Nonpayment of Rent
A 14 Day Notice to Quit for Non-Payment of Rent is a written demand a landlord may serve when rent is overdue under M.G.L. c. 186 § 11-12. It gives the tenant 14 days from the date the notice is delivered to pay the full arrears or vacate the premises. If the tenant does not cure the nonpayment within that period, the landlord may then begin a summary process (eviction) case in the Massachusetts Trial Court.
Massachusetts law requires specific wording in any nonpayment notice. The notice must include the following statutory language:
A 14 Day Notice to Quit for Non-Payment of Rent is a written demand a landlord may serve when rent is overdue under M.G.L. c. 186 § 11-12. It gives the tenant 14 days from the date the notice is delivered to pay the full arrears or vacate the premises. If the tenant does not cure the nonpayment within that period, the landlord may then begin a summary process (eviction) case in the Massachusetts Trial Court.
Massachusetts law requires specific wording in any nonpayment notice. The notice must include the following statutory language:
“THIS NOTICE TO QUIT IS NOT AN EVICTION. YOU DO NOT NEED TO IMMEDIATELY LEAVE YOUR UNIT.
YOU ARE ENTITLED TO A LEGAL PROCEEDING IN WHICH YOU CAN DEFEND AGAINST THE EVICTION.
ONLY A COURT ORDER CAN FORCE YOU TO LEAVE YOUR UNIT.”
YOU ARE ENTITLED TO A LEGAL PROCEEDING IN WHICH YOU CAN DEFEND AGAINST THE EVICTION.
ONLY A COURT ORDER CAN FORCE YOU TO LEAVE YOUR UNIT.”
andlords must also be able to show proof of delivery of the notice.
What the 14‑Day Notice Requires
A valid 14‑day notice for nonpayment must:
If the tenant pays the full amount owed within the 14‑day period, most landlords will not proceed to court—unless the tenant received a prior 14‑day notice to quit for nonpayment within the past 12 months.
Key Rights and Timing for Tenants
A 14‑day notice is not an eviction order. It is only the first step in the legal process. Under Massachusetts law:
Massachusetts courts emphasize that only a judge can order an eviction, and only a sheriff or constable can enforce it.
Required Documents to Include with a Notice to Quit (Nonpayment of Rent)
When serving a 14 Day Notice to Quit to a residential tenant in Massachusetts, state law requires landlords to include additional documents at the same time. These requirements help ensure compliance and prevent delays if the case proceeds to Housing Court.
Under M.G.L. c. 186 § 31, landlords must provide:
Failing to include these documents can result in the court rejecting or delaying your eviction case. Providing the required paperwork upfront protects your position and keeps the process moving smoothly.
What the 14‑Day Notice Requires
A valid 14‑day notice for nonpayment must:
- State the amount of rent owed and demand payment.
- Give the tenant 14 days from delivery to either pay in full or quit (move out).
- Inform the tenant that failure to do either may result in the landlord filing a summary process complaint in court.
- Include the mandatory statutory warning quoted above.
If the tenant pays the full amount owed within the 14‑day period, most landlords will not proceed to court—unless the tenant received a prior 14‑day notice to quit for nonpayment within the past 12 months.
Key Rights and Timing for Tenants
A 14‑day notice is not an eviction order. It is only the first step in the legal process. Under Massachusetts law:
- You have the right to cure the nonpayment by paying the full amount demanded within the 14‑day period.
- You may dispute the amount owed or communicate with the landlord to clarify charges.
- You cannot be forced out without a court order. A landlord must file a summary process case, and you will receive a summons with a court date.
- You have the right to appear in court, present evidence, raise defenses, and request mediation or assistance.
Massachusetts courts emphasize that only a judge can order an eviction, and only a sheriff or constable can enforce it.
Required Documents to Include with a Notice to Quit (Nonpayment of Rent)
When serving a 14 Day Notice to Quit to a residential tenant in Massachusetts, state law requires landlords to include additional documents at the same time. These requirements help ensure compliance and prevent delays if the case proceeds to Housing Court.
Under M.G.L. c. 186 § 31, landlords must provide:
- The state‑mandated Accompanying Form, which includes:
- Information on available rental assistance programs
- Current Trial Court rules and administrative orders related to summary process (eviction) cases
- Any state or federal restrictions that may affect residential evictions
- Copies of any repayment agreements made between you and the tenant regarding overdue rent
Failing to include these documents can result in the court rejecting or delaying your eviction case. Providing the required paperwork upfront protects your position and keeps the process moving smoothly.
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Official forms and where to find them
Below are the most relevant official resources and forms renters may need. Use the statewide Trial Court pages and the state legislature for statutes; these are the authoritative sources.
- Summary Process forms (Massachusetts Trial Court) — These pages list the complaint and summons forms used if a landlord files for eviction; tenants may use the information to understand the court papers they will receive and deadlines to respond. Example: if the landlord files a complaint after a 14-day notice, review these forms to know which documents you will see in court. Massachusetts Trial Court — Summary Process (eviction) guide
- Official Summary Process forms list — Practical when you need to download the Complaint or learn filing procedures at your local court; bring copies to your hearing. Mass.gov — Summary Process forms
- Massachusetts General Laws, Chapter 186, Sections 11 and 12 — These statutes describe the landlord’s right to recover possession for nonpayment and the notice period requirements used across the state. M.G.L. c. 186 § 11 and M.G.L. c. 186 § 12.
