Section 8 (MRVP) Tenant Lease Ending — Multiple Reinstatement Requests

[Bala Nagarajan]

I’m looking for advice from experienced MA landlords (especially Section 8/MRVP folks).

I am first time landlord own a 2-family condo in MA.
Tenant is Section 8 (MRVP). Lease is a 1 yr fixed-term lease ending this month end
Tenant has consistently paid her portion of rent — BUT has unpaid utilities and marijuana violations.

Timeline of Events:

1️⃣ Original lease was July 2024 – June 2025.

2️⃣ In March, tenant requested early termination (due to domestic violence) — asked to leave by May 1.

3️⃣ I agreed — we signed Mutual Termination Agreement.

4️⃣ Tenant said new unit was delayed — asked for Reinstatement through May 31 — I agreed and signed.

5️⃣ Tenant then asked again — I agreed to Reinstatement through June 30 (current lease).

6️⃣ Now (mid-June), tenant emailed: “Yes, I will be staying past June 30. because they couldn't secure a unit to move” → No new lease or Reinstatement has been signed yet.

7️⃣ MRVP emailed: they will only pay July if I sign another Reinstatement — I have not done this.

Past issues:

🚩 Tenant had serious marijuana smoking violations under the no-smoking lease clause — repeated for several months last fall/winter — multiple warnings issued.
🚩 No violations in the last 3 months, but due to prior history and current unpaid utilities, I do not wish to renew lease or continue tenancy.

Current Situation:

✅ Tenant pays her portion of rent.
🚩 Owes unpaid electricity 
✅ I hold security deposit.
🚩 MRVP will not pay July unless I sign extension.
🚩 If no action, tenant becomes holdover on July 1.
🚩 I work full-time + have 2 small kids — I cannot afford 3–4 months rent loss or legal delays.

My Questions:

1️⃣ Is it better to serve Notice to Quit July 1 and regain control?

2️⃣ If I sign month-to-month for July (to collect July rent), will this trap me? (MA law does not allow “month-to-month for one month only” — once signed, it rolls forward unless you serve Notice.)

3️⃣ Will my previous flexibility (2 reinstatements) hurt me in court?

4️⃣ Should I hire a lawyer now or wait until August?

5️⃣ Could tenant try retaliation/discrimination claim because of marijuana violation warnings?

Goal: Avoid 3–4 months rent loss, protect my unit (no smoking), and regain possession quickly — I have young kids and work full-time, I cannot get stuck in Housing Court for months.

Any advice from landlords who’ve been here (MRVP or Section 8) is much appreciated!

#Massachusetts Landlord #Section 8  #MRVP #Notice to Quit #Holdover Tenant #Rent Collection