The Complete Guide to Security Deposits & Move-Out Cleaning in Newton, MA (2025-2026)

Breaking: Massachusetts Supreme Court Bans Cleaning Deductions from Security Deposits

If you’re planning to move out of your Newton apartment or rental home, there’s crucial news you need to know: On August 1, 2025, the Massachusetts Supreme Judicial Court fundamentally changed what landlords can—and cannot—deduct from your security deposit.

In the landmark case Peebles v. JRK Property Holdings, Inc., the state’s highest court ruled that landlords cannot require professional cleaning or deduct routine cleaning costs from security deposits, even if your lease says otherwise. This decision affects every renter in Newton, Brookline, Cambridge, and across Massachusetts—and it could save you hundreds or thousands of dollars.

With Newton’s median rent exceeding $2,388 per month and security deposits often matching a full month’s rent, understanding these new protections is essential. Whether you’re a Boston University student moving from Allston to Newton Centre, a young professional relocating from Newton Highlands to Waltham, or a family transitioning between Newton homes, this guide will help you protect your deposit and leave on good terms with your landlord.

What Changed on August 1, 2025?

The Massachusetts Supreme Judicial Court answered two critical questions that have long confused renters and landlords:

Question 1: Can landlords charge for painting, carpet repair, or similar refurbishment at move-out?
Answer: Only if the damage exceeds normal wear and tear from reasonable residential use.

Question 2: Can lease provisions require professional cleaning or automatic repair charges?
Answer: No. Such clauses violate Massachusetts General Law Chapter 186, Section 15B and are void and unenforceable.

What This Means for Newton Renters

Your landlord cannot:

• Automatically deduct for professional cleaning services
• Require you to hire professional cleaners
• Charge preset “refresh” fees for painting or carpet cleaning
• Use your deposit to make the unit “like new” for the next tenant
• Enforce lease clauses that conflict with these protections

Your landlord can still deduct for:

• Unpaid rent or water charges
• Actual damage you caused beyond normal wear and tear
• Repairs needed due to abuse, neglect, or excessive use
• Documented costs with receipts and itemized lists

The difference? Normal wear and tear is now clearly protected. The gradual deterioration from reasonable residential use—scuffed walls, worn carpet, faded paint—cannot be charged to you, regardless of what your lease says.

Understanding Normal Wear and Tear in Newton Properties

Newton’s housing stock presents unique considerations. With nearly half of Newton homes built before 1940, many rental properties feature period characteristics that naturally show age.

What Courts Consider “Normal Wear and Tear”

Massachusetts law defines normal wear and tear as “damage and deterioration to a property that happens over time using an ordinary and reasonable level of care.”

The court examines:

• Nature and cause of the condition
• Expected deterioration from reasonable residential use during your tenancy
• Move-in condition of the property (this is why your statement of condition matters)
• Length of tenancy (longer tenancies = more expected wear)

Examples of Normal Wear and Tear (NOT Deductible)

In Newton’s historic properties:

• Minor scuffs on original hardwood floors
• Fading of paint on plaster walls
• Slight wear on vintage bathroom tile
• Small nail holes from hanging pictures
• Worn areas on carpets in high-traffic zones
• Slightly loose door hinges
• Minor scratches on period fixtures

In modern Newton apartments:

• Light carpet wear patterns from furniture
• Paint discoloration from sun exposure
• Minor scratches on appliances from normal use
• Worn caulking around tubs and sinks
• Faded window treatments
• Small wall marks from daily contact

Examples of Damage (CAN Be Deducted)

Actual damage includes:

• Large holes in walls from mounting equipment
• Pet damage (scratches, urine stains, chewed woodwork)
• Broken windows or doors
• Burns on countertops or floors
• Red wine or coffee stains on carpets
• Broken appliances due to misuse
• Damaged landscaping from neglect
• Missing fixtures or hardware

The key question: Did this happen from ordinary residential use, or from abuse and neglect?

Newton’s Unique Security Deposit Considerations

The High-Value Factor

Newton’s median home value exceeds $1.27 million, with rental prices averaging $2,388 per month. This means:

Your security deposit represents significant money:

• Studio/1BR in Newton Corner: $1,800-2,400 deposit
• 2BR in Newtonville: $2,500-3,200 deposit
• 3BR house in Chestnut Hill: $3,500-4,500 deposit
• Luxury condo in Newton Centre: $4,000-6,000+ deposit

Landlord expectations may be higher: Newton property owners managing premium real estate often have exacting standards. However, the August 2025 ruling makes clear that high property values don’t change the law—normal wear and tear remains non-deductible regardless of rent level.

Historic Property Considerations

If you’re renting one of Newton’s beautiful pre-1940 homes (which represent 49.7% of the city’s housing stock), special considerations apply:

Aging infrastructure is expected:

• Original hardwood floors will show more wear than modern laminate
• Plaster walls develop minor cracks naturally
• Historic windows may have existing paint issues
• Period fixtures show patina from decades of use

Document everything at move-in: Take photos of any existing wear in historic features. What seems like normal aging to you might be documented as “character” by your landlord—or incorrectly blamed on you at move-out.

Multi-Family Considerations

Newton has significant multi-family housing, particularly near Newton Highlands and Newton Lower Falls. In these properties:

• Common area cleanliness isn’t your responsibility
• Shared utilities must be properly apportioned
• Building-wide issues (pest problems, heating failures) cannot be blamed on individual tenants

Your Step-by-Step Move-Out Timeline

60-90 Days Before Move-Out

1. Review Your Lease and Move-In Documentation

Locate these critical documents:

• Original lease agreement
• Statement of Condition (signed at move-in)
• Move-in photos and videos
• Any maintenance requests you submitted
• Correspondence with landlord about repairs

2. Schedule Your Move-Out Inspection

Contact your landlord to schedule a walk-through inspection. Massachusetts regulations recommend doing this jointly before your final day so you can address any concerns.

3. Plan Your Cleaning Strategy

Decide whether to handle cleaning yourself or hire professionals. Consider:

• DIY cleaning: Requires 8-15 hours for thorough job
• Professional move-out cleaning: Typically $200-500 depending on size
• Deep cleaning service: $300-700 for comprehensive treatment

Many Newton renters choose professional apartment cleaning to ensure thoroughness and save time during the moving chaos.

30 Days Before Move-Out

4. Address Minor Repairs

Fix small issues that could become deductions:

• Fill small nail holes with spackle
• Touch up obvious paint chips (if you have matching paint)
• Tighten loose door handles
• Replace burned-out light bulbs
• Clean or replace furnace filters

Remember: You’re not required to repaint or replace carpets that show normal wear. Don’t invest in improvements beyond basic cleanliness.

5. Begin Deep Cleaning Process

Start with areas that need extra attention:

• Kitchen appliances (inside oven, refrigerator, dishwasher)
• Bathrooms (grout, caulking, fixtures)
• Windows and window tracks
• Baseboards and trim
• Light fixtures and ceiling fans

14 Days Before Move-Out

6. Complete Main Cleaning

Focus on visible surfaces:

• Vacuum all floors thoroughly
• Mop hard surfaces
• Dust all surfaces, including tops of cabinets
• Clean inside all cabinets and closets
• Wipe down walls (remove marks, fingerprints)
• Clean doors and door frames

7. Handle Outdoor Spaces (if applicable)

For Newton single-family rentals:

• Mow lawn and trim edges
• Remove debris and personal items
• Sweep patios and walkways
• Clean gutters if specified in lease

Move-Out Day

8. Final Walk-Through

Conduct your final inspection:

• Walk through with checklist
• Take comprehensive photos/videos
• Document condition of every room
• Note anything that was pre-existing
• Get landlord signature if possible

9. Document Everything

Create a complete record:

• Timestamp photos from move-out day
• Video walkthrough showing cleanliness
• Photos of all appliances, fixtures, floors
• Close-ups of any pre-existing damage
• Pictures of empty closets and cabinets

10. Return Keys Properly

• Hand deliver keys if possible (get receipt)
• If mailing, use certified mail with tracking
• Document the return date
• Keep copies of any access cards or fobs

After Move-Out

11. Provide Forwarding Address

Send written notice with your new address:

[Your Name]
[Old Address]
[City, State ZIP]

[Landlord Name]
[Address]

Date: [Move-out date]

Dear [Landlord Name],

This letter confirms that I vacated the property at [address] on [date]. Please send my security deposit refund and any itemized deductions to my new address:

[New Address]
[City, State ZIP]

Per Massachusetts General Law Chapter 186, Section 15B, I expect return of my deposit within 30 days of [move-out date].

Sincerely,
[Signature]

12. Wait for Deposit Return

Your landlord has 30 days to either:

• Return your full deposit with interest, OR
• Return the balance with an itemized, sworn statement of deductions

What Landlords Can—and Cannot—Deduct

Allowable Deductions Under Massachusetts Law

MGL Chapter 186, Section 15B permits deductions only for:

1. Unpaid Rent or Water Charges

• Any rent owed through your move-out date
• Unpaid water/sewer bills (if you were responsible)
• Cannot include charges you validly withheld due to repair issues

2. Unpaid Real Estate Tax Increases

• Only if lease has valid tax escalation clause
• Must conform to Section 15C requirements

3. Damage Beyond Normal Wear and Tear

• Must be reasonable amount necessary for actual repairs
• Requires receipts, invoices, or estimates
• Cannot exceed actual cost of repair
• Must be signed “under pains and penalties of perjury”

Illegal Deductions

Your landlord cannot deduct for:

❌ Professional cleaning (even if lease requires it)
❌ Painting to “refresh” the unit
❌ Carpet cleaning for normal wear
❌ Preset “cleaning fees” from lease addendum
❌ Upgrading to new fixtures/appliances
❌ Repairs needed due to normal aging
❌ Improvements for next tenant
❌ Time spent showing the property
❌ Rent for days after you moved out

Required Documentation for Deductions

If your landlord deducts anything, Massachusetts law requires:

Written statement must include:

• Detailed description of each deduction
• Specific amounts for each item
• Receipts, invoices, or estimates
• Signature under pains and penalties of perjury
• Delivery within 30 days of move-out

Example of proper documentation:

Broken bedroom window glass: $275
(Invoice from Newton Glass Company attached)

Deep carpet wine stain removal: $180  
(Receipt from XYZ Carpet Care attached)

Unpaid water bill: $87
(Copy of final bill attached)

Total deductions: $542
Security deposit held: $2,400
Amount due to tenant: $1,858 + interest

The ROI of Professional Move-Out Cleaning

Cost-Benefit Analysis

Professional move-out cleaning service in Newton typically costs:

• Studio/1BR: $200-300
• 2BR: $300-450
• 3BR: $400-600
• 4BR house: $500-750

Your security deposit at risk:

• Average Newton deposit: $2,388
• With interest (if held 1+ years): $2,400-2,500+

Time investment for DIY:

• 8-15 hours of thorough cleaning
• Shopping for supplies: 2-3 hours
• Multiple return trips if not thorough: 4+ hours
• Total: 14-22 hours

Your time value: Newton’s median household income is $184,989, suggesting an hourly value of approximately $89/hour for a full-time earner.

Simple math:

• 15 hours × $89/hour = $1,335 of your time
• Professional cleaning: $400
• Savings: $935 plus peace of mind

What Professional Cleaning Includes

A comprehensive move-out cleaning service covers:

Kitchen:

• Inside/outside all cabinets
• All appliances (oven, refrigerator, dishwasher, microwave)
• Countertops, backsplash
• Sink and fixtures
• Floors and baseboards

Bathrooms:

• Toilets (inside and out)
• Showers/tubs with grout scrubbing
• Vanities and mirrors
• Fixtures and hardware
• Floors and baseboards

All Rooms:

• Dusting all surfaces
• Window sills and tracks
• Ceiling fans and light fixtures
• Baseboards and trim
• Doors and door frames
• Closet cleaning
• Floor vacuuming/mopping

Additional Services:

• Inside windows
• Blind cleaning
• Wall washing
• Carpet steam cleaning (if needed)

When to Upgrade to Deep Cleaning

Consider upgrading to deep cleaning services if:

• You lived in the unit 3+ years
• You have pets (fur, odors, stains)
• You’re worried about heavy buildup
• Historic property needs special care
• Landlord is known to be particular

Deep cleaning includes everything in move-out service plus:

• Detailed grout cleaning
• Extensive baseboard attention
• Cabinet/drawer sanitizing
• Thorough appliance detail
• Heavy soil removal

Common Move-Out Disputes in Newton

Scenario 1: “Professional Cleaning Required”

What happened: Your lease states “Tenant must have unit professionally cleaned at move-out or pay $300 cleaning fee.”

Your protection: The August 2025 SJC ruling makes this clause void and unenforceable. Your landlord cannot require professional cleaning or charge an automatic fee.

What to do:

1. Clean the unit thoroughly yourself or hire cleaners
2. Document the cleanliness with photos
3. If landlord deducts anyway, send demand letter citing Peebles v. JRK
4. If not resolved, file in small claims court

Scenario 2: Carpet Wear in High-Traffic Areas

What happened: Your landlord wants to deduct $800 for carpet replacement, claiming excessive wear.

Your protection: Normal foot traffic creates wear patterns. If you lived there 2+ years in a Newton Centre apartment with original carpeting, this is likely normal wear and tear.

What to do:

1. Review your move-in photos showing carpet condition
2. Calculate expected lifetime (carpets typically last 5-10 years)
3. Note if carpet was already worn at move-in
4. Challenge deduction with documented comparison

Scenario 3: Paint Touch-Ups

What happened: Landlord deducted $450 for painting two rooms, citing “multiple marks and scuffs.”

Your protection: Minor wall marks from hanging pictures, furniture contact, and daily living are normal wear and tear—not deductible.

What to do:

1. Reference the SJC ruling on “refresh” costs
2. Show move-in statement noting wall condition
3. Argue this is routine maintenance, not damage
4. Demand refund of improper deduction

Scenario 4: The Historic Home Premium

What happened: Your Chestnut Hill landlord claims you damaged “irreplaceable 1920s bathroom tile” that actually just shows age-appropriate wear.

Your protection: Historic properties naturally show aging. Period features are expected to have patina and minor imperfections.

What to do:

1. Provide move-in photos showing existing condition
2. Note that historic materials show expected aging
3. Document that no actual damage occurred
4. Consult with professional cleaning service familiar with historic properties

What to Do If Your Deposit Isn’t Returned

30-Day Deadline

Massachusetts law is strict: landlords must return your deposit within 30 days after you move out.

If 30 days pass with no response:

Step 1: Send Demand Letter

Use this template:

[Your Name]
[New Address]
[City, State ZIP]
[Phone]
[Email]

[Date]

[Landlord Name]
[Address]

RE: Demand for Return of Security Deposit – [Old Address]

Dear [Landlord Name]:

I am writing to demand the immediate return of my security deposit for the property at [old address], which I vacated on [move-out date].

As of today ([current date]), [XX] days have passed since I moved out. Under Massachusetts General Law Chapter 186, Section 15B(4), you were required to return my security deposit or provide an itemized statement of deductions within 30 days.

You have failed to comply with this legal requirement. I am therefore demanding:

1. Immediate return of my full security deposit of $[amount]
2. Interest accrued per MGL c. 186, § 15B(3)(b)
3. If not received within 7 days, I will pursue all available legal remedies, including triple damages as provided by law

My forwarding address is: [New Address] [City, State ZIP]

Please contact me immediately at [phone] or [email].

Sincerely,

[Signature]
[Typed Name]

Step 2: File in Small Claims Court

If your demand letter fails, Massachusetts small claims court handles security deposit cases.

You can file if:

• 30 days have passed with no deposit return
• You received improper deductions
• Landlord violated security deposit law

Potential recovery:

• Your full deposit amount
• Interest earned on deposit
• Triple damages if landlord acted in bad faith
• Court costs
• Attorney’s fees (in some cases)

Example: $2,400 deposit × 3 = $7,200 potential award for willful violation

Step 3: Document Everything

Bring to court:

• Lease agreement
• Statement of Condition
• Move-in/move-out photos
• All correspondence with landlord
• Receipts for cleaning/repairs you did
• Copy of forwarding address notification
• Demand letter with proof of delivery

Special Situations for Newton Renters

Students Moving in September

If you’re among the 250,000 college students in Greater Boston participating in the September 1 moving tradition:

Timing is critical:

• Book move-out cleaning 4-6 weeks in advance
• August 25-September 5 is peak season—slots fill quickly
• Consider moving August 30 to avoid September 1 chaos
• Document everything; student tenants face more scrutiny

Common student deposit issues:

• Party damage vs. normal use
• Multiple roommate liability
• Furniture left behind
• Cleaning standards misunderstanding

Many students moving from Allston or Brighton to Newton apartments find professional cleaning essential for deposit recovery.

Corporate Relocations

Newton attracts many professionals in temporary corporate housing:

Special considerations:

• Short-term leases (6-12 months) mean less wear and tear
• Corporate lease terms may differ from standard agreements
• Relocation companies may handle deposit negotiations
• Recurring cleaning services during tenancy help maintain condition

Multi-Year Tenancies

Long-term Newton renters face unique situations:

After 3+ years:

• Wear and tear expectations increase significantly
• Carpets, paint, fixtures show age-appropriate deterioration
• Courts expect more deterioration from longer occupancy
• Interest on deposit compounds (2.12% currently)

Example calculation:

• $2,500 deposit held 4 years
• Interest due: Approximately $211
• Total owed: $2,711 (if no valid deductions)

Roommate Situations

Multiple tenants sharing a Newton apartment create complexity:

Joint and several liability means:

• Landlord can pursue any/all tenants for damages
• One roommate’s damage can affect everyone’s deposit
• Clear communication is essential
• Consider professional cleaning to ensure thoroughness

Best practices:

• Document who caused what damage
• Split cleaning responsibilities clearly
• Keep communication records
• Consider professional service to avoid disputes

Newton-Specific Resources

Legal Assistance

If you need legal help:

• Greater Boston Legal Services: (617) 371-1234
• MetroWest Legal Services: (508) 620-1830
• Massachusetts Legal Help: https://www.masslegalhelp.org
• Newton Community Service Center: (617) 332-1227

City Resources

Newton-specific information:

• Newton City Hall: (617) 796-1000
• Newton Inspectional Services: (617) 796-1250 (building code issues)
• Newton Fair Housing Committee

Real Estate Professionals

Many Newton real estate agents provide resources for renters:

• Brookline and Newton MLS listings
• Hammond Residential Real Estate (Newton specialists)
• Local property management companies

Your Move-Out Cleaning Checklist

Use this comprehensive checklist to ensure nothing is missed:

Kitchen

• Clean inside/outside of refrigerator
• Clean inside/outside of oven and stovetop
• Clean microwave inside/outside
• Clean dishwasher (run empty cycle with cleaner)
• Wipe down all cabinets inside/outside
• Clean countertops and backsplash
• Clean sink and polish fixtures
• Empty and clean under sink
• Sweep and mop floors
• Clean baseboards
• Wipe down light fixtures
• Clean window and sill

Bathrooms

• Scrub toilet inside/outside
• Clean tub/shower including grout
• Clean sink and polish fixtures
• Wipe mirrors and medicine cabinet
• Clean cabinets inside/outside
• Remove all personal items
• Sweep and mop floors
• Clean baseboards
• Wipe down light fixtures
• Clean exhaust fan cover

All Bedrooms

• Dust all surfaces
• Clean closets (shelves, rods, floors)
• Vacuum or clean floors thoroughly
• Clean windows and sills
• Wipe down baseboards
• Clean light fixtures and fans
• Remove any wall hangings and fill holes
• Wipe down doors and frames

Living Areas

• Dust all surfaces
• Clean any built-in shelving
• Vacuum or clean floors
• Clean windows and sills
• Wipe baseboards
• Clean light fixtures and fans
• Wipe down doors and frames
• Remove all personal items

Additional Areas

• Clean laundry room/area
• Sweep/clean basement or attic access
• Clean garage (if applicable)
• Mow lawn and remove debris (if applicable)
• Remove all trash and recycling
• Replace furnace filter
• Test all smoke/CO detectors

Final Steps

• Turn off all lights
• Adjust thermostat
• Lock all windows and doors
• Take final photos/videos
• Return all keys and access devices

Why Choose Professional Move-Out Cleaning

Time Savings

Moving is stressful enough without dedicating 15-20 hours to deep cleaning. Professional cleaners complete in 3-5 hours what takes you all weekend.

Expertise with Newton Properties

Local cleaning professionals understand:

• Newton’s unique historic home characteristics
• High-end fixture and appliance care
• Landlord expectations in premium market
• Massachusetts security deposit requirements

Documentation and Guarantees

Reputable cleaning services provide:

• Detailed checklists of work completed
• Before/after photos (upon request)
• Service guarantees
• Insurance coverage
• Professional credibility if deposit disputed

Peace of Mind

Knowing your Newton apartment or home has been professionally cleaned provides confidence during landlord walk-through and deposit negotiations.

Protecting Future Tenants: Document at Move-In

The #1 way to protect your deposit? Thorough move-in documentation.

Required Statement of Condition

Massachusetts law requires landlords to provide a Statement of Condition within 10 days of move-in. You must return it within 15 days with your notes.

Critical steps:

1. Inspect every room carefully
2. Note ALL existing damage, wear, stains
3. Take time-stamped photos of everything
4. Video walkthrough of entire unit
5. Document with landlord present if possible
6. Keep copies of everything

Common items to document:

• Scratches on hardwood floors
• Carpet stains or wear patterns
• Wall marks, holes, or discoloration
• Chipped paint or plaster
• Cracked tiles or grout issues
• Scratched fixtures or appliances
• Window damage or fogging
• Loose hardware or fixtures
• Water stains on ceilings
• Worn cabinet interiors

Creating Your Own Documentation

Beyond the official Statement of Condition:

Photo documentation should include:

• Wide shots of each room
• Close-ups of any damage or wear
• All appliances (inside and out)
• All fixtures and hardware
• Flooring throughout
• Windows and window treatments
• Closets and storage areas
• Outdoor spaces (if applicable)

Video walkthrough tips:

• Film continuously in each room
• Narrate what you’re showing
• Open all drawers and cabinets
• Show all surfaces and corners
• Include date/time stamp
• Store securely (cloud backup)

Real Newton Case Studies

Case Study 1: Historic Home Success

Situation: Tenant in 1925 Newton Highlands colonial, 3-year tenancy, $3,200 monthly rent.

Challenge: Original hardwood floors showed wear patterns, landlord initially claimed damage requiring $1,800 in refinishing.

Resolution:

• Tenant provided move-in photos showing existing wear
• Professional cleaning service documented floor condition
• Cited Peebles v. JRK ruling on normal wear and tear
• Referenced floor age (95+ years) and expected patina
• Result: Full $3,200 deposit returned with interest

Lesson: Historic property wear is expected and non-deductible.

Case Study 2: Student Roommate Victory

Situation: Four roommates in Newton Centre apartment near Green Line, September 1 move-out.

Challenge: Landlord claimed $1,200 in cleaning charges for “extremely dirty unit.”

Resolution:

• Students hired move-out cleaning service with photo documentation
• Service provided detailed checklist and photos
• Students cited August 2025 ruling prohibiting cleaning deductions
• Sent demand letter with cleaning receipts and photos
• Result: Full refund of $1,200 within 10 days of demand

Lesson: Professional cleaning with documentation prevents disputes.

Case Study 3: Carpet Wear Dispute

Situation: Family in Chestnut Hill condo, 4-year tenancy, two young children.

Challenge: Landlord wanted to deduct $2,400 for carpet replacement, citing high traffic wear.

Resolution:

• Tenant showed move-in photos of already-worn carpet
• Calculated carpet age (installed 2 years before their move-in)
• Noted 6-year total age exceeded typical carpet lifespan
• Documented that wear was consistent across unit (normal foot traffic)
• Small claims court ruled in tenant’s favor
• Result: $2,500 deposit returned + $5,200 triple damages + costs = $7,700 total

Lesson: Length of tenancy and carpet age matter; courts enforce triple damages for violations.

Expert Tips from Newton Cleaning Professionals

We’ve seen hundreds of move-outs in Newton, Brookline, Cambridge, and throughout the Boston area. Here’s what makes the difference:

Start Early

Don’t wait until move-out day:

• Begin deep cleaning 2-3 weeks before
• Address one room per day
• Book professional services 4-6 weeks ahead (especially in August)
• Test your cleaning efforts with a pre-inspection

Focus on High-Impact Areas

Landlords scrutinize these most:

1. Kitchen appliances (especially oven and refrigerator)
2. Bathroom grout and fixtures
3. Floors throughout (vacuum/mop every room)
4. Windows and window sills
5. Baseboards (often forgotten)

Common Mistakes to Avoid

❌ Using wrong cleaning products (damage surfaces)
❌ Forgetting inside cabinets and drawers
❌ Leaving cleaning supplies behind
❌ Not testing smoke detectors
❌ Forgetting to change furnace filter
❌ Leaving personal items in storage areas
❌ Not documenting your cleaning

The “White Glove Test” Standard

Think of your move-out cleaning as preparing for the pickiest house guest imaginable. If you wouldn’t want to cook in that oven or shower in that tub, it needs more work.

Many Newton landlords manage high-end properties and expect exceptional standards. Meeting those expectations—while knowing you cannot be charged for normal wear and tear—is the sweet spot.

Frequently Asked Questions

Q: Can my landlord require me to hire a specific cleaning company?

A: No. The August 2025 ruling makes clear that landlords cannot mandate professional cleaning or specify providers. You can clean yourself or hire any company you choose.

Q: What if my lease says I must pay a $200 cleaning fee?

A: That clause is void and unenforceable under Peebles v. JRK. Massachusetts law supersedes lease provisions that conflict with MGL Chapter 186, Section 15B.

Q: How clean does “broom clean” really mean?

A: Massachusetts law requires you leave the unit in “clean condition.” This means:

• All trash removed
• All surfaces cleaned
• Floors swept/vacuumed and mopped
• Appliances cleaned
• Bathrooms sanitized
• No odors or excessive dirt

It doesn’t mean “perfect” or “like new”—normal wear and tear is expected.

Q: My landlord is claiming pet damage. What’s my liability?

A: Pet damage beyond normal wear IS deductible. However:

• Minor scratches from pet activity may be normal wear
• Excessive damage (deep scratches, urine stains) is deductible
• Landlord must provide receipts for actual repair costs
• Professional cleaning can often remedy pet-related issues

Q: Can I use my security deposit for last month’s rent?

A: No. Your landlord can specifically prohibit this in the lease. Many Newton landlords collect both last month’s rent AND a security deposit as separate items.

Q: What happens if I don’t do a move-out walk-through?

A: You lose leverage. Without a joint inspection:

• Harder to dispute claimed damages
• No opportunity to address concerns immediately
• No witness to actual condition at move-out
• Your documentation becomes even more critical

Always attempt to schedule a walk-through, and document if landlord refuses.

Q: Is professional cleaning worth it for a small apartment?

A: Often yes. Even a studio apartment cleaning investment of $200-250 can:

• Save you 8-12 hours of work
• Ensure thoroughness
• Provide documentation
• Give peace of mind

With Newton’s average security deposit around $2,388, it’s smart insurance.

Q: What if I already moved out and my landlord is claiming damages?

A: You still have rights:

• Review itemized statement carefully
• Compare to move-in documentation
• Challenge any improper deductions in writing
• Cite the August 2025 ruling
• File small claims if necessary within 3 years

Take Action: Protect Your Security Deposit

Your Move-Out Success Plan

6-8 weeks before move-out:

✅ Review lease and move-in documentation
✅ Request joint inspection date
✅ Book professional cleaning service (if desired)
✅ Begin addressing minor repairs

2-4 weeks before move-out:

✅ Complete deep cleaning (DIY or professional)
✅ Take comprehensive photos/videos
✅ Address any landlord concerns from pre-inspection
✅ Prepare forwarding address notification

Move-out day:

✅ Final walkthrough with landlord
✅ Additional photos/video documentation
✅ Return all keys properly
✅ Send forwarding address in writing

After move-out:

✅ Monitor for deposit return (30-day deadline)
✅ Review any deductions carefully
✅ Send demand letter if needed
✅ File small claims if deposit withheld improperly

Get Expert Help

Moving out of your Newton apartment or home? Don’t risk losing hundreds or thousands of dollars from your security deposit.

Professional move-out cleaning services include:

• Comprehensive cleaning of all rooms
• Appliance deep cleaning
• Bathroom sanitization
• Floor care throughout
• Documentation of work performed
• Satisfaction guarantee

Serving Newton, Brookline, Cambridge, Waltham, Needham, and throughout Greater Boston.

Book your move-out cleaning today

Don’t leave your security deposit to chance. With the new August 2025 protections and professional cleaning documentation, you can move out with confidence.