Boston Apartment Fees & Upfront Costs Guide
Understand first month’s rent, last month’s rent, security deposits, broker fees, lock costs, monthly charges and the additional expenses that can affect what it really costs to rent and move into a Boston apartment.
Massachusetts rules
What a landlord may request at the start of a tenancy
First month’s rent
The landlord may collect the rent due for the first month of the tenancy. Confirm the exact lease start and whether a partial month is prorated.
Last month’s rent
A landlord may collect the final month’s rent in advance. This is different from a security deposit and is subject to separate handling and interest requirements.
Security deposit
A security deposit may not exceed one month’s rent. Massachusetts has detailed rules governing receipts, bank accounts, interest, condition statements and deductions.
New lock and key
A landlord may charge the actual cost of purchasing and installing a new lock and key. Ask for an explanation or receipt showing the real cost.
Broker-fee law
The person who hired the broker must pay the broker
Beginning August 1, 2025, Massachusetts law requires a residential rental broker’s fee to be paid by the party who originally hired and entered into a contract with the broker or salesperson.
When a landlord hires a broker to advertise an apartment, find a tenant or negotiate the lease for the landlord, the landlord is responsible for that broker’s fee. The landlord cannot make the apartment conditional on the prospective tenant paying the landlord’s broker.
A tenant may still hire a broker to search for apartments and negotiate on the tenant’s behalf. In that situation, the tenant may be responsible for the agreed fee because the tenant engaged the broker.
A broker’s fee should not be disguised as an administrative, leasing, selection, finder’s or similarly named charge. Ask who hired the broker, who the broker represents, how the amount was calculated and what written agreement authorizes the charge.
The landlord hired the broker
The landlord pays the broker. A prospective tenant should not be required to reimburse that fee as a condition of renting the unit.
The tenant hired the broker
The tenant may pay the agreed fee under the written arrangement with the broker who is representing and assisting the tenant.
Charges to question
Do not assume every requested fee is lawful
Application fee
Boston’s renter guidance states that landlords cannot charge an application fee. Ask who is collecting the money and the legal basis for the charge.
Credit-check fee
Boston guidance states that landlords cannot separately charge the tenant a credit-check fee. Do not pay merely because it appears in an online form.
Holding fee
A landlord cannot simply create an additional fee to hold the apartment outside the permitted upfront-payment categories.
Administrative fee
Ask exactly what service the charge covers, who receives it and whether it is an attempt to pass along a prohibited broker fee.
Required pet fee
Boston housing guidance identifies pet fees among charges landlords should not collect at the beginning of a tenancy. Obtain advice when a charge is disputed.
Unexplained move-in fee
Ask whether the payment comes from the landlord, condominium association, managed building or service provider and request written documentation.
Security deposits
A security deposit is not ordinary rent
A Massachusetts security deposit is intended to protect the landlord against certain unpaid obligations or damage beyond ordinary wear and tear. It cannot exceed one month’s rent.
The landlord must follow strict handling requirements, including placing the security deposit in a separate, interest-bearing account in a Massachusetts bank and giving the tenant required account information.
The tenant should also receive a statement of the apartment’s condition when a security deposit is collected. Review it carefully, add missing damage, return it on time and keep a copy with dated photographs.
Do not assume that the security deposit automatically becomes the last month’s rent. These are separate payments unless the landlord and tenant later agree otherwise.
Last month’s rent
Last month’s rent must be identified separately
What it is
Last month’s rent is an advance payment for the final rental month. The receipt and lease should identify it clearly rather than calling it a second security deposit.
What to track
Keep the receipt, lease and any interest information. When the rent changes, the landlord may request an adjustment so the prepaid last month equals the current rent, subject to applicable rules.
Illustrative budget
How quickly legitimate upfront costs can add up
Example: apartment renting for $3,000 per month
This example shows possible payments when a landlord requests every principal category permitted at the start of the tenancy. The actual apartment may require fewer payments.
- First month’s rent: $3,000
- Last month’s rent: $3,000
- Security deposit: up to $3,000
- New lock and key: actual documented cost
A broker fee would not automatically be added. The party who hired the broker is responsible for the broker’s fee.
Beyond lease signing
Budget for expenses that are not paid to the landlord
Moving and transportation
Include movers, truck rental, packing materials, travel, temporary lodging, tolls, parking and storage.
Utility activation
Electricity, gas, internet and other providers may require an account, installation appointment or deposit.
Renter’s insurance
The landlord’s insurance generally does not protect the renter’s personal belongings. Review coverage before move-in.
Furniture and household items
Beds, desks, seating, kitchen supplies, curtains, lamps and storage can create substantial first-month expenses.
Parking and building access
Budget for residential permits, private parking, garage access, loading arrangements and building reservations.
Apartment setup
Furniture assembly, TV mounting, curtain installation, mirrors, shelving and room setup may require landlord permission and scheduling.
Monthly apartment cost
Base rent is only part of the affordability calculation
| Cost category | Questions to ask | Why it matters |
|---|---|---|
| Heat | Is heat included? What fuel and system does the building use? | Older Boston apartments can have materially different heating costs |
| Electricity | Which appliances, cooling systems and utilities run on electricity? | Usage can increase with electric heat or air conditioning |
| Hot water and water | Which party pays and how is the charge measured? | Utility responsibility should be clear before signing |
| Internet | Which providers serve the unit and is equipment required? | Availability and installation timing vary by building |
| Parking | Is parking included, permitted, rented separately or unavailable? | A low rent may be offset by a costly parking arrangement |
| Laundry | Is it in-unit, in-building, coin-operated or off-site? | Convenience and recurring cost affect daily living |
| Pet-related cost | What does the written pet policy require? | Restrictions and disputed charges should be clarified before applying |
| Required building charges | Are any recurring services mandatory? | Mandatory monthly costs change the true rent comparison |
Roommates
Agree on money before submitting a group application
Decide how costs are divided
- Monthly rent
- Security deposit
- Last month’s rent
- Utilities and internet
- Furniture and shared supplies
- Parking and storage
Decide what happens when plans change
- A roommate fails screening
- A guarantor refuses to sign
- Someone withdraws before lease signing
- One bedroom is larger
- A roommate moves out early
- A shared item is damaged
Before paying
Request a written, itemized move-in statement
- Name of the landlord or authorized recipient
- Complete apartment address and unit
- First month’s rent amount
- Last month’s rent amount
- Security deposit amount
- Actual lock-and-key cost
- Name of any broker involved
- Which party hired the broker
- Purpose of every other requested payment
- Due date for each payment
- Refund or application conditions
- Receipt for every amount paid
Broker questions
Ask these questions before agreeing to any broker fee
Who hired you?
Determine whether the broker was retained by the landlord or separately engaged by you as the prospective tenant.
Who do you represent?
Clarify whose interests the broker is negotiating and what services the broker will provide.
What written contract applies?
Review the agreement identifying the hiring party, fee amount, payment date and circumstances under which the fee becomes due.
Is the fee tied to this apartment?
Ask whether the charge covers a tenant-search service, a specific apartment or another clearly described service.
If a charge appears improper
Pause, document and ask for help before paying
Ask the landlord, broker or property manager to identify the legal and contractual basis for the charge in writing. Preserve advertisements, fee disclosures, text messages, emails and payment requests.
Renters who believe they are being required to pay a landlord-hired broker may contact the Massachusetts Attorney General’s Consumer Advocacy and Response Division or the City of Boston Office of Housing Stability.
Do not allow application pressure to prevent you from questioning an unexplained fee. Massachusetts officials reiterated in 2026 that renters should report attempts to impose illegal landlord broker fees.
Application planning
Review the apartment before committing your move-in funds
A lawful payment can still be a major financial commitment. Confirm the apartment’s condition, commute, utilities, parking, laundry, lease dates and roommate responsibilities before paying.
Do not send money merely because a contact says the apartment will be rented within minutes. Verify the property and representative first, then review the complete written lease and fee statement.
Continue with the Boston Apartment Viewing and Application Checklist before signing or paying.
Signed your Boston lease? Budget for the apartment setup next.
Mr Home Guy helps Boston renters, students and families prepare new apartments with furniture assembly, TV mounting, curtains, shelves, mirrors, artwork, Wi-Fi-related setup and room organization. This is apartment setup assistance—not apartment brokerage, financial advice or legal representation.
Explore Boston Move-In Setup ServicesFrequently asked questions
Boston apartment fee and upfront-cost questions
How much money can a landlord request before move-in in Massachusetts?
A landlord may request first month’s rent, last month’s rent, a security deposit of no more than one month’s rent, and the actual cost of buying and installing a new lock and key.
Can a Boston landlord make me pay the landlord’s broker fee?
No. Since August 1, 2025, the party who hired the broker must pay the broker. When the landlord hired the broker, the landlord is responsible for the fee.
Can a Boston renter ever be responsible for a broker fee?
Yes. A renter may be responsible when the renter directly hires and contracts with a broker to find and negotiate for an apartment on the renter’s behalf.
Can a landlord charge an apartment application fee in Boston?
City of Boston renter guidance states that landlords cannot charge an application fee. Ask who is collecting any requested charge and obtain advice when its basis is unclear.
How large can a Massachusetts security deposit be?
A security deposit may not exceed one month’s rent. The landlord must also follow detailed requirements for receipts, banking, interest and the apartment condition statement.
Is last month’s rent the same as a security deposit?
No. Last month’s rent is a prepaid rental payment for the final month of the tenancy. A security deposit is held for certain unpaid obligations or damage beyond normal wear and tear.
Can I use my security deposit as my last month’s rent?
Not automatically. The two payments are legally distinct. They should not be substituted unless the landlord and tenant agree.
Can a landlord charge for a new lock and key?
A landlord may request the actual cost of purchasing and installing a new lock and key. Ask for documentation showing the real cost.
What other expenses should I budget for?
Plan for utilities, internet, insurance, movers, transportation, parking, furniture, household supplies, storage and permitted apartment-setup work.
What should I do if I am asked to pay an improper broker fee?
Request the basis for the fee in writing, preserve all records and contact the Massachusetts Attorney General’s Office or the City of Boston Office of Housing Stability for assistance.