How summary process works
The Massachusetts eviction timeline — step by step
Eviction in Massachusetts is called summary process (M.G.L. c. 239). It moves on a strict calendar. Here's the whole path from Notice to Quit to move-out — and what it means for each side at every step.
1
Notice to Quit
The landlord must serve a written Notice to Quit before filing. The required notice depends on the ground. A tenant does not have to move out by the date on the notice.
Tenant14-day notice for nonpayment; you can usually revive the tenancy by paying. 30-day / full-rental-period notice for no-fault. Check the count and the date — defects are common.
LandlordUse the right notice for your ground (14-day nonpayment vs. 30-day/rental-period no-fault), correctly dated and served. A bad notice = dismissal and a restart.
c. 186 §§11–12 · deadline-critical
2
Tenancy terminates & Summons & Complaint served
After the notice period runs and the tenancy terminates, the landlord can have the Summons & Complaint served. That's the formal start of the court case.
TenantBeing served means you're going to court — not that you've lost. Save every document and note the date you were served.
LandlordServe through a sheriff/constable and keep proof. Self-help — lockouts, utility shutoffs — is illegal (c. 186 §14).
Service of process
3
Entry date (complaint filed)
The landlord files ("enters") the complaint in court on a Monday, at least 7 but no more than 30 days after service. The entry date is printed on the Summons & Complaint.
TenantYou can file a Motion to Dismiss on or before the entry date (e.g., defective notice). Win it and the case ends here.
LandlordEnter on the correct Monday in the right court (Housing Court, District Court, or BMC). Mistime it and the case can be dismissed.
Monday entry · 7–30 days after service
4
Answer & discovery — the deadline almost everyone misses
The tenant's Answer and discovery are due 3 days before the first court event. The court and the landlord must both receive them. Filing discovery on time automatically postpones trial about 2 weeks.
TenantThis is your moment: raise every defense and counterclaim (habitability, security deposit, retaliation) and serve discovery. Miss it and you lose those arguments.
LandlordYou must respond to the tenant's discovery within 10 days. Expect counterclaims; have your ledger, lease, and condition records ready.
Answer/discovery: 3 days before first event · landlord responds in 10 days
5
First court event & mediation
The first event is often mediation with a Housing Specialist. Many cases settle or get dismissed here. If not, the court sets a trial date at least 14 days out.
TenantMediation is leverage if your defenses are documented — agreements can include repairs, payment plans, or move-out terms on your timeline.
LandlordA clean file gives you a strong settlement position. Agreements for judgment are enforceable and often faster than trial.
Mediation · case may resolve
6
Trial & judgment
If unresolved, the case is tried and the court enters judgment — which can include possession, money damages, and on counterclaims, money to the tenant. Judgment can enter the day after the decision.
TenantCounterclaims (e.g., triple security-deposit damages, rent abatement) can offset or exceed what you owe.
LandlordPresent your exhibits cleanly. A judgment for possession is the prerequisite to any lawful removal.
Entry of judgment: ~1 day after decision
7
Appeal, execution & the 48-hour notice
Either side may appeal within 10 days of judgment. If no appeal, the landlord can obtain the execution (the removal order) about 11 days after judgment. A sheriff/constable then serves 48 hours' notice before any physical move-out — the only lawful way to remove a tenant.
TenantYou have 10 days to appeal. A stay or further negotiation may still be possible — act fast.
LandlordOnly a sheriff/constable with the execution can remove the tenant, after 48 hours' notice. Never do it yourself.
10-day appeal · execution after 11 days · 48-hour notice
Your packet maps to every step
Tenants get the answer, counterclaims, and discovery for steps 3–4 plus mediation and hearing scripts. Landlords get the correct Notice to Quit, the entry-date calendar, and the exhibit package — all reviewed and signed by a licensed MA attorney.
General Massachusetts information, not legal advice and not a prediction of any outcome. Procedures and exact dates can change and vary by court; confirm the details on your own notice, Summons & Complaint, and court schedule. Using this page does not create an attorney-client relationship.