Landlord guide
How renting your property works, step by step
Eleven steps from your first evaluation to renewal, with what we handle, what we need from you and the Massachusetts rules that apply along the way.
The process
From evaluation to renewal
Each step shows what we do, what we need from you and, where it applies, the Massachusetts rule behind it.
- 1
Before you list
Get a free rental evaluation
We walk the property with you, look at what similar homes nearby are renting for and give you a rent we would be confident listing at. We also point out anything worth fixing or updating before you rent.
Book a free rental evaluationWhat we do
- A rent recommendation based on homes letting nearby
- A list of repairs and improvements, in order of value
- An honest view of how quickly it should rent
What you do
- Show us round or give us access
- Tell us your plans for the property
- 2
Before you list
Choose your plan and sign the agreement
Pick Essentials, Professional or Signature and sign the management agreement. You are introduced to your named point of contact, who looks after the property from here.
See plans and feesWhat we do
- A clear management agreement that sets out what we do and what you pay
- Your owner portal account set up
- A named point of contact for your property
What you do
- Choose a plan
- Sign the agreement
- Tell us how you want to be paid
- 3
Before you list
Get the property ready to rent
A clean, safe, well-kept home rents faster and attracts tenants who stay. We coordinate the work and check the home meets Massachusetts standards before anyone moves in.
What we do
- Repairs, cleaning and any upgrades coordinated with local contractors
- Smoke and carbon monoxide alarms checked
- Lead paint paperwork for homes built before 1978
- Local rental registration or inspection where your town requires it
What you do
- Approve the pre-rental work
- Arrange landlord insurance for the property
- Give us keys, codes and any appliance manuals
Massachusetts: every rental must meet the State Sanitary Code. Homes built before 1978 need the Tenant Lead Law Notification given to every new tenant, and a home where a child under six will live must be deleaded or under interim control.
- 4
Finding a tenant
Photos, floorplan and pricing
A professional photographer shoots the home and we produce a measured floorplan. We set the asking rent from current local data, using the same research behind our North Shore Rent Index.
How we marketWhat we do
- Professional photography
- A measured floorplan
- An asking rent backed by local listings
What you do
- Have the home clean and clear for the shoot
- 5
Finding a tenant
Listing and marketing
Your listing goes live on Zillow, Realtor.com, Trulia, Apartments.com, Zumper, Dwellsy and RentalSource, and syndicates to their partner sites. We answer every inquiry and follow up with each applicant.
What we do
- Listings on the major rental sites
- Every inquiry answered
- Updates on interest and showings
What you do
- Nothing, unless you want to change the price
- 6
Finding a tenant
Showings
Our team runs every showing, so you do not need to be there. We give you honest feedback from prospective tenants and recommend changes if interest is slow.
What we do
- Showings arranged around applicants’ schedules
- Feedback after showings
- Price advice if the home is not moving
What you do
- Keep the home accessible if it is empty
- 7
Finding a tenant
Applications and screening
Every applicant is checked on income, credit and rental history against the same criteria. We send you a summary of each qualified applicant with our recommendation, and you make the final decision.
What we do
- Income, credit and rental history checks
- References from previous landlords
- A summary and recommendation for each qualified applicant
What you do
- Review our recommendation
- Choose your tenant
Massachusetts: landlords cannot charge application or credit check fees, and must accept all lawful sources of income, including housing vouchers and rental assistance. Every applicant must be assessed the same way.
- 8
Moving in
Lease signing and move-in funds
We prepare a Massachusetts residential lease with the disclosures state law requires, sign it with the tenant and collect the move-in funds.
What we do
- A Massachusetts lease signed by all parties
- First month’s rent and any deposit collected
- Security deposit held in a separate Massachusetts bank account, with receipts
What you do
- Approve the lease terms
Massachusetts: at the start of a tenancy a landlord may only collect first month’s rent, last month’s rent, a security deposit of no more than one month’s rent and the cost of a new lock and key. Since August 1, 2025 a broker fee is paid by whoever hired the broker, so tenants pay no fee for renting through us.
- 9
Moving in
Move-in day
We hand over keys, walk the tenant through the home and record its condition in a report with photos, which becomes the benchmark at move out.
What we do
- Keys handed over
- A condition report with photos
- Utilities transferred into the tenant’s name where they pay them
What you do
- Nothing
Massachusetts: the tenant must receive a statement of the property’s condition within 10 days of the tenancy starting when a security deposit is taken.
- 10
Living in
Month-to-month management
Rent is collected online, repairs are handled by vetted local contractors and every payment and invoice appears in your owner portal. You get a statement every month and, on Professional and Signature, bi-annual inspections.
Repairs and maintenanceWhat we do
- Rent collected and late rent chased straight away
- Repairs handled through a 24/7 line
- A statement every month
- Bi-annual inspections on Professional and Signature
What you do
- Check your statement each month
- Talk to your point of contact about any larger work
- 11
Renewal or move out
Renewal or move out
Ahead of the lease end we review the rent against the market and recommend whether to renew and at what rent. If the tenant leaves, we inspect against the move-in report, return the deposit with any lawful deductions itemized and get the home ready for the next tenant.
What we do
- A renewal recommendation based on local rents
- A move-out inspection with photos
- Deposit returned with an itemized list of any deductions
What you do
- Decide on the renewal
Massachusetts: the security deposit must be returned within 30 days of the tenancy ending, less any lawful deductions set out in an itemized list signed under the pains and penalties of perjury.
Before you start
What to have ready
Gathering these before your evaluation means we can list sooner. Tick them off as you go.
Renting in Massachusetts
Six rules every North Shore landlord should know
We handle all of these for you. They are worth knowing whether you self-manage today or are thinking about it.
Move-in funds
Four charges, and no others
First month’s rent, last month’s rent, a security deposit of up to one month’s rent and the cost of a new lock and key. No application fees, pet deposits or cleaning fees. A monthly pet charge added to the rent in the lease is allowed.
Security deposits
Held separately, returned on time
A separate Massachusetts bank account, a receipt, a statement of condition within 10 days, and return within 30 days of the tenancy ending.
Broker fees
Paid by whoever hired the broker
Since August 1, 2025, tenants no longer pay a broker fee for a broker the landlord engaged.
Lead paint
Homes built before 1978
Every new tenant gets the Tenant Lead Law Notification. If a child under six will live there, the home must be deleaded or under interim control.
Habitability
The State Sanitary Code
Heat, hot water, working smoke and carbon monoxide alarms, safe wiring and a home free of pests are the landlord’s responsibility.
Evictions
Only through the courts
A landlord can only remove a tenant with a court order, after the correct notice. No lockouts or utility shut-offs. We recommend a qualified landlord-tenant attorney for any case.
This is a summary for guidance, not legal advice. Rules change and some towns add their own requirements, such as rental registration or inspections.
Questions about getting started
Can I charge an application fee or extra for pets?
You cannot charge an application fee. At the start of a tenancy a Massachusetts landlord can only collect first month’s rent, last month’s rent, a security deposit of up to one month’s rent and the cost of a new lock and key, so there is no separate pet deposit or upfront pet fee. You can add a monthly pet charge to the rent, set out in the lease. Service and assistance animals are not pets, so no pet charge applies to them.
Who pays the broker fee?
Since August 1, 2025, a broker fee is paid by whoever hired the broker. As you engage us, the leasing fee is paid by you and the tenant pays nothing for renting through us. Our leasing fee is listed on our fees page.
Do I still need landlord insurance?
Yes. You need a landlord policy covering the building and your liability. Signature’s rent protection covers tenant-related losses such as unpaid rent and deliberate damage, and does not replace it.
What if my home was built before 1978?
Every new tenant must receive the Tenant Lead Law Notification. If a child under six will live there, the home must be deleaded or under interim control, and you cannot refuse to rent to a family because of lead paint. We check your paperwork and tell you what is needed.
Can you take over a home that already has a tenant?
Yes. We take over the existing lease and security deposit, introduce ourselves to your tenant and set up rent payments with us, starting from step 10.
More answers on our landlord FAQs page.
Start with step one
Book a free rental evaluation. We will walk the property with you, recommend a rent and show you exactly how the rest of the process would work for your home.