Boston Eviction Court Steps 2026–27: The Notice to Quit, the First Tier Court Event, RAFT and the 10-Day Appeal
A Massachusetts eviction moves more slowly than in most states, and the process gives tenants more chances to stop it. A landlord in Boston can't change the locks or put your things on the street. They need a court judgment and an "execution," and only a sheriff or constable can carry it out. Between the first notice and that point there are several deadlines. Missing one can cost you the case, so it helps to know them in advance.
This guide covers each stage of a Massachusetts eviction (the legal name is "summary process"), what you can do at each one, and how a pending RAFT rental assistance application can pause a case for unpaid rent. It isn't legal advice. If you've been served with court papers, get legal help as soon as you can.
Last checked October 2026. Sources: Mass.gov's "Respond to an eviction against you," "Housing Court frequently asked questions" and "Apply for RAFT" pages; Massachusetts General Laws chapter 186, section 11 (malegislature.gov); and Massachusetts Legal Help's "Eviction basics and Notices to Quit" and "Eviction Timeline" pages (Legal Tactics, Chapter 12, reviewed January 2025).
The Short Version
Notice to Quit: for unpaid rent, it's a 14-day notice. You don't have to move out by the date on it.
Paying it off: tenants at will can usually "cure" by paying all rent owed within 10 days of getting the notice. Tenants with a lease can pay rent, interest and costs by the Answer date.
Court papers: a constable or sheriff serves a Summons and Complaint, and the court later schedules a mandatory First Tier Court Event (mediation) 30 to 60 days after the case is filed.
Your Answer is due 3 business days before that first court event. Filing it is free.
RAFT: for unpaid rent caused by financial hardship, a pending emergency rental assistance application means the court must pause the case.
If you lose: you have 10 days to appeal. The landlord can get an execution after that, and you must get at least 48 hours' notice before the move-out.
Step 1: The Notice to Quit
In most cases the process starts with a written Notice to Quit. It may also be called a "Termination of Tenancy," "Notice to Vacate" or "Eviction Notice." Mass.gov says plainly that it is not a court order and you can't be forcibly removed because of it. It's the step a landlord has to take before filing a case.
According to Massachusetts Legal Help, the length depends on the reason:
14 days: you owe rent.
7 days: violation of some leases.
30 days: no reason, some fault, or another violation.
No notice: the landlord says there was illegal activity, your lease has expired, or you're otherwise a tenant at sufferance.
The notice period runs from the day you actually receive the notice, not the date printed on it. If the landlord files in court before the notice period has completely passed, Massachusetts Legal Help says the judge must dismiss the case if you ask.
For nonpayment notices, state law (G.L. c. 186, s. 31) also requires the landlord to give you an extra informational form prepared by the state housing office. When they file in court, they have to swear they did this.
How to stop a nonpayment eviction by paying
What Mass.gov calls "curing" the notice depends on your type of tenancy:
Tenant at will (no lease): if you haven't had a nonpayment Notice to Quit in the last 12 months, you can pay all the rent you owe within 10 days of receiving the notice. Pay the landlord, their attorney, or whoever you usually pay.
Tenant with a lease: under G.L. c. 186, s. 11, you can pay the landlord or their attorney all rent due, with interest and court costs, on or before the day your Answer is due in the court case.
Massachusetts Legal Help adds one more rule. If your rent was late because a government benefit check or rent payment was delayed, the judge has to postpone the hearing by at least 7 days. If you pay everything owed, with interest and costs, in that time, the tenancy is treated as never having ended.
Get a receipt for every payment you make.
Step 2: Apply for RAFT Right Away
Don't wait for court papers if you're behind because money is tight. RAFT (Residential Assistance for Families in Transition) is the state's emergency housing program, and a Notice to Quit counts as proof of a housing crisis.
How much: up to $7,000 per 12-month period, for rent, utilities, moving costs or mortgage payments.
Income: usually under 50% of your city or town's Area Median Income, or under 60% if you're at risk of domestic violence.
What to have ready: ID for the head of household, proof of your housing (lease or tenancy agreement), the Notice to Quit or other crisis proof, and income information.
Your landlord has to apply too. If they don't submit their part within 21 days, your application times out and you have to start again.
Timing: Mass.gov says most applicants hear back in under 30 days, and payments usually go out within 14 business days of approval.
You apply online through the state's Housing Help Hub. For basic questions, call Massachusetts 2-1-1 at 211 or (877) 211-6277, 24 hours a day, with interpreters available.
Why a RAFT application matters in court
Under G.L. c. 239, s. 15, the Housing Court FAQ says that in nonpayment cases the court must grant continuances and stays of execution while a rental assistance application is pending, if certain conditions are met. The Housing Court's guidance lists them: the case is only about unpaid rent, the nonpayment was due to a financial hardship, and you can show the court a pending application. The court also can't enter a judgment or issue an execution until the application has been approved or denied.
Bring your application number and any emails about it to every court date. (One caution: judges have refused this protection when an application wasn't really pending or had no realistic chance of approval, for example when the back rent was far over the RAFT limit. Ask a lawyer about your situation.)
Step 3: The Summons and Complaint
If the notice period passes and the problem isn't fixed, the landlord has a constable or sheriff serve you a Summary Process Summons and Complaint. Massachusetts Legal Help's timeline says the landlord then files ("enters") the case in court on a Monday, at least 7 and no more than 30 days after you were served. The entry date is printed in the lower right corner of the complaint.
In Boston, a case may be filed in the Housing Court or in the Boston Municipal Court. If your case is in a District Court or the Boston Municipal Court, Massachusetts Legal Help says you have the right to transfer it to Housing Court.
Step 4: The Notice of the First Tier Court Event
According to the Housing Court FAQ, within 7 days of filing the clerk schedules a first-tier court event for 30 to 60 days after the case is entered. The landlord has to have that notice served on you the same way as the summons, and Massachusetts Legal Help says that has to happen at least 14 days before the date.
In Housing Court this event is a meeting with a neutral, court-employed Housing Specialist, who helps both sides try to reach an agreement and look at resources such as rental assistance. In District Court it's called a Case Management Conference.
Go to it. The court says it's mandatory. If you don't appear and the landlord has filed proof that you were served, a default may be entered against you. Under the Housing Court's current standing order, first-tier events and eviction trials are held in person unless the court allows a remote appearance as a reasonable accommodation or for exceptional circumstances.
You can sign up for free eReminder text alerts for your court dates, and you can look up your docket on MassCourts.
Step 5: File Your Answer, Discovery and Jury Demand
Your Answer is your written side of the case. It lets you deny the landlord's claims and raise counterclaims, such as bad conditions or problems with your security deposit. Mass.gov says there is no fee to file one.
Deadline: the court and the landlord (or their lawyer) must receive it at least 3 business days before the first court event. If you're not sure of the date, call the clerk.
Discovery: you can file requests at the same time asking the landlord for information and documents. The landlord has 10 calendar days to respond, or 3 more business days if the requests were emailed. If they don't respond, you have 5 business days to file a Motion to Compel.
Jury trial: you can ask for one in your Answer. Jury trials are available in all courts.
The easiest way to prepare these papers is MADE (Massachusetts Defense for Eviction), a free guided interview created by Greater Boston Legal Services that anyone in Massachusetts can use. Mass.gov says it usually takes 25 to 90 minutes and can text or email you reminders. Courthouse Court Service Centers can also help with forms for free.
Even if you didn't file an Answer, still go to court.
Step 6: Mediation, Agreement or Trial
Massachusetts Legal Help says most evictions end with an agreement. Read it carefully, and only sign one you understand, think is fair, and can actually follow. Missing a payment in an agreement can lead quickly to an execution.
If the case doesn't settle, a trial in Housing Court is usually set about 14 days after the first-tier event. If you asked for a jury, the court holds a Case Management Conference first and sets a later date. Bring rent receipts, photos of conditions, texts, letters, and your RAFT paperwork.
Step 7: Judgment, Appeal, Execution and Move-Out
Judgment can be entered the day after the judge decides.
Appeal: you have 10 days from the entry of judgment.
Execution: if there's no timely appeal, the landlord can get an execution for possession about 11 days after judgment. It's valid for 3 months.
Notice of levy: the sheriff or constable must give you at least 48 hours' notice of the date and time of the move-out.
Asking for more time to move
You can ask the judge for a stay of execution. For a no-fault eviction, Mass.gov says a judge may give you up to 6 months, or up to 12 months if you or someone in your household is disabled or over 60. You usually have to keep paying your rent during that time.
If the eviction is connected to a physical or mental health disability, the Tenancy Preservation Program (TPP) can help you ask for a reasonable accommodation.
Sealing an eviction record
Since May 5, 2025, Massachusetts law (G.L. c. 239, s. 16) has allowed some eviction court records to be sealed. Search Mass.gov for "Sealing eviction court records" to see whether your case qualifies.
Where to Get Free Help
MADE: free online tool to prepare your Answer and other forms.
Massachusetts Legal Help: its "Find a Lawyer" page lists free legal aid by area, and its self-help booklets cover the Answer, discovery, transfer, motions to dismiss, appeals and stays.
Lawyer for the Day programs: the Housing Court's division resource sheets list these, along with free interpreter services.
Court Service Centers: free help with court forms and procedures.
Massachusetts 2-1-1: (877) 211-6277, for RAFT and other housing help.
What we couldn't confirm: courthouse addresses and hours for the Housing Court's Boston division, legal aid phone numbers, and RAFT's income limits in dollars for Boston. Check Mass.gov's Housing Court locations page and the RAFT eligibility checker.
A Quick Checklist
Write down the day you received the Notice to Quit and count the days.
If you owe rent, pay or apply for RAFT right away, and keep every receipt and your application number.
Read the court notice for your Answer date (3 business days before the first court event).
File your Answer with any discovery and jury demand. MADE can make this easier.
Go to every court date, on time, in person unless the court tells you otherwise.
If you lose, keep in mind the 10-day appeal deadline and ask about a stay.
Comments