Suffolk, Massachusetts: Small Claims for a Security Deposit
Limits: $7,000 (statewide). E-filing: Yes. Court: Boston Municipal Court, Central Division. Statewide filing fee: $40-$150 tiered by claim amount, plus $7 e-filing fee if filed online.
Filing facts
| State small claims limits | $7,000 (statewide) |
|---|---|
| Statewide filing fee | $40-$150 tiered by claim amount, plus $7 e-filing fee if filed online |
| E-filing | Yes |
| Time limit to sue in Massachusetts | 3 years. |
| State deposit return deadline |
|
| Penalty formula | If landlord fails to return the deposit/balance within 30 days of tenancy termination, fails to provide required itemization, fails to pay required 5% annual interest, or otherwise violates §15B's deposit-handling requirements (e.g., commingling, no separate interest-bearing account, no bank transfer statement), the tenant may recover treble (3x) damages equal to three times the deposit or balance wrongfully withheld, PLUS 5% interest from the date payment became due, PLUS court costs and reasonable attorney's fees. Bad faith required: No. |
| Deposit statute | Mass. Gen. Laws ch. 186, § 15B |
The fee depends on how much you claim; the court's schedule above shows the tiers.
Where to file
Boston Municipal Court, Central Division
Courthouse city: Boston
Some counties have more than one small claims court, and venue rules differ by state; check which court hears your claim on the court's official page or with the clerk.
Court page check not recorded
See how to file in Massachusetts for the state filing procedure.
Rent and deposits in Suffolk
County median gross rent: $2,069 per month.
| Bedrooms | Monthly rent |
|---|---|
| Studio | $1,868 |
| 1 bedroom | $1,918 |
| 2 bedrooms | $2,129 |
| 3 bedrooms | $2,221 |
| 4 bedrooms | $2,523 |
Illustrative deposit example computed from the county median rent: one month of the Census two-bedroom median is $2,129; two months is $4,258. This is an example computed from the county median, not a legal cap or a survey of deposits. The calculations below use the one-month deposit of $2,129.
State legal maximum deposit in Massachusetts: 1 month's rent ($2,129 at the example rent) (plus, separately, first month's rent ($2,129 at the example rent), last month's rent, and cost of a new lock may also be collected at move-in under c.186 §15B(1)(b)).
Total households in Suffolk: 322,184.
Renter households: 204,246 (63.4% of all households).
Renters spending more than half their household income on rent: 4.9%. A delayed deposit refund can leave these households with less money for their next rent payment.
County rent and household source: U.S. Census Bureau, American Community Survey 2019-2023 5-Year Estimates, tables B25064, B25031, B25003, B25070. Accessed .
Will my deposit claim fit the limit?
Using the county Census figure: two-bedroom median gross rent for Suffolk, $2,129 per month.
The deposit range does not include penalties, interest, or other amounts you may claim.
- Compared with $7,000 (statewide), the whole deposit range fits.
A claim above the applicable limit must either be reduced to that limit or go to a different court.
Towns this court serves
A deposit claim is usually filed where the property sits or where the landlord is.
- Boston
- Chelsea
- Revere
- Winthrop Town
Source: U.S. Census Bureau, 2020 Census place-to-county relationship file.
Free help in Suffolk
- Volunteer Lawyers Project of the Boston Bar Association
free civil legal assistance for lower-income Greater Boston residents, including tenants and families facing eviction and complaints against landlords for bad living conditions
Phone: (617) 603-1700
- Greater Boston Legal Services
free civil legal assistance for eligible families and individuals living in poverty, including housing and eviction help for low-income renters at risk of becoming unhoused
Phone: (617) 371-1234
- City Life/Vida Urbana
grassroots tenant organizing to help people stay in their homes, resist evictions, and negotiate against unaffordable rent increases, with weekly meetings where renters can speak with an organizer and lawyer
Phone: (617) 524-3541
These are independent organisations, not DemandLetterLab.
From letter to filing
- Send a Massachusetts security deposit demand letter stating the deposit amount supported by your records.
- Before you file: review the deposit return deadlines above and allow the typical response window of 14 days after your letter.
- Time limit to sue in Massachusetts: 3 years.
- Check the court's filing instructions. Keep your lease, payment records, photos, letter, and proof of delivery ready.
This template uses Massachusetts law. Your county decides where you file, not which law applies.
Free Massachusetts template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Massachusetts law (Mass. Gen. Laws ch. 186, § 15B), a landlord must return the deposit or send a written, itemized list of deductions within 30 days after termination of tenancy/occupancy (end of the tenant's occupancy).
FAQ
How much does it cost to file in Suffolk?
Statewide filing fee: $40-$150 tiered by claim amount, plus $7 e-filing fee if filed online
How long do I have to sue?
Time limit to sue in Massachusetts: 3 years.
Where do I file?
Boston Municipal Court, Central Division. Courthouse city: Boston. Check the court's instructions for the right filing location.