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S 984

An Act to further regulate tenant fees in rental housing

194th Legislature (2025-2026) Introduced by Mike Connolly and 2 co-sponsors

Bill S 984 limits tenant fees in Massachusetts, capping late charges, banning extra fees, and ensuring transparency, protecting tenants from unfair financial burdens.

Bill reported favorably by committee and referred to the committee on Senate Ways and Means
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Bill Summary · S 984

Summary of Bill S 984: An Act to Further Regulate Tenant Fees in Rental Housing

Bill Information:
- Bill Number: S 984
- Title: An Act to further regulate tenant fees in rental housing
- Status: Hearing scheduled for November 19, 2025, from 11:00 AM to 05:00 PM in Gardner Auditorium
- Introduced: February 27, 2025
- Classification: Bill

Purpose and Intent

Bill S 984 aims to enhance the regulation of fees that landlords and property managers can impose on tenants in Massachusetts. The legislation seeks to protect tenants from excessive and potentially unfair fees, often referred to as "junk fees," that can arise during the rental process and throughout the tenancy.

Key Provisions

The bill proposes several amendments to Section 15B of Chapter 186 of the General Laws, which governs rental agreements and tenant fees. Key provisions include:

  1. Limitations on Initial Payments:

    • Landlords may only require:
      • Rent for the first full month of occupancy.
      • Rent for the last full month of occupancy (calculated at the same rate as the first month) or a security deposit equal to the first month's rent.
      • The cost for the purchase and installation of a key and lock.

  2. Penalties for Late Payments:

    • A penalty for late payment of rent cannot exceed $50 or 5% of the tenant’s monthly rent, whichever is less, and may not be imposed more than once for each failure to pay on time.

  3. Prohibition of Additional Fees:

    • Landlords cannot charge fees for:
      • Holding over after a lease expires.
      • Renewing a lease or substituting parties in a lease.
      • Additional costs beyond the agreed rent, such as amenity fees or insurance, unless these are optional and agreed upon in writing.

  4. Payment Methods:

    • Tenants cannot be required to use electronic payment systems exclusively and cannot be charged fees for opting out of electronic payments.

  5. Legal Protections:

    • Tenants may receive damages of three times the amount charged in excess of allowable fees, along with court costs and reasonable attorney’s fees if landlords violate these provisions.

  6. Attorney's Fees:

    • Landlords can only assess attorney's fees against tenants if they have obtained a judgment in their favor and the court has determined the fees are reasonable.

Impact

This legislation is designed to provide greater financial protection for tenants, ensuring that they are not subjected to excessive or hidden fees that can complicate their rental agreements. It aims to create a more transparent rental market in Massachusetts, benefiting both current and prospective tenants.

Procedural Aspects

  • The bill was introduced on February 27, 2025, and referred to the committee on Housing on the same day.
  • A hearing is scheduled for November 19, 2025, where stakeholders will have the opportunity to discuss the bill's implications.

Conclusion

Bill S 984 represents a significant step towards regulating tenant fees in Massachusetts, aiming to foster fairer rental practices and protect tenants from undue financial burdens. The upcoming hearing will be crucial for gathering input and shaping the final form of the legislation.

Compiled from official sources — confirm details with the bill’s official record.

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