Except under certain circumstances and subject to certain conditions, a landlord generally may not interrupt utilities provided to a residential tenant—such as electricity, gas, water, sewer, internet, telephone, cable television, security systems, and in some areas, trash collection—unless the interruption results from bona fide repairs, construction, or an emergency.

A landlord generally may not shut off utilities to a residential tenant because the tenant is late in paying for the utilities. Laws vary from state to state, and laws related to a landlord’s interruption of a residential tenant’s utility services are usually located in a state’s statutes.

In Massachusetts, landlords are prohibited from willfully interrupting essential utilities such as electricity, gas, water, sewer, internet, telephone, cable television, and security systems to residential tenants, except for legitimate reasons such as repairs, construction, or emergencies. This prohibition is in place to prevent landlords from using utility shutoffs as a means of eviction or to force payment from tenants who are behind on rent or utility payments. The relevant regulations are outlined in the Massachusetts State Sanitary Code and other housing laws. If a landlord unlawfully interrupts a tenant's utilities, the tenant may have the right to seek legal remedies, which can include restoring the service, obtaining alternative housing, and potentially receiving damages. Tenants facing such issues may wish to consult with an attorney to explore their legal options.