The Massachusetts Housing Court money damages complaint is the form you file when you want a judge to order someone to pay you money over a rental housing dispute. For most claims of $7,000 or less, that form is the Statement of Small Claim and Notice, the simplest and most popular way to sue in Housing Court.
Tenants and landlords use this form to recover money for things like an unreturned security deposit, bad living conditions, unpaid rent, or property damage. Getting one box wrong, such as the defendant’s legal name or the court division, can delay your case for weeks or even get it dismissed. The Massachusetts Trial Court handles tens of thousands of small claims each year, and a large share are filed by people with no lawyer, so this form is built for regular people, not just attorneys.
Here is what you will learn in this guide:
- 📋 What the money damages complaint is and exactly who can file it
- 💰 How to figure out your dollar amount, court division, and filing fee before you start
- ✍️ A line-by-line walkthrough of every box on the form, with sample entries
- 👨👩👧 Three full real-world examples for tenants and landlords
- ⚠️ The most common mistakes that get cases delayed or thrown out, and how to dodge them
What the Form Is and Who Must File It
The money damages complaint in Housing Court is most often the Statement of Small Claim and Notice, revised for e-filing with a printed date of 6/5/2018 on the bottom of the form. It is a one-page document that starts a lawsuit asking a judge to order a person or company to pay you money. The small claims track is authorized by M.G.L. c. 218, §22, which sets the rules for fast, low-cost cases.
You can use this small claims form when the amount you want is $7,000 or less. The dollar cap matters because it decides your track. If your claim is for more than $7,000, you cannot use the small claims form, and you must instead start a regular civil action by filing a complaint with the Civil Action Cover Sheet and paying the higher $135 entry fee set by M.G.L. c. 185C, §19.
Both tenants and landlords file this form. A tenant might sue a landlord for an unreturned security deposit under M.G.L. c. 186, §15B, or for bad conditions and loss of quiet enjoyment under M.G.L. c. 186, §14. A landlord might sue a former tenant for unpaid rent or damage beyond normal wear. The case must connect to a rental housing relationship, because the Housing Court only hears matters tied to housing under M.G.L. c. 185C.
The plain-English rule is simple: if your housing money fight is $7,000 or under, this is your form. If you ignore the dollar cap and file a small claim for too much, the clerk will reject it or force you to give up the extra amount. A common misconception is that only tenants can use Housing Court small claims, but landlords and property managers file here too.
Before You Start: Documents and Information You Need
Gather your facts before you open the form, because the clerk will not chase you for missing details, and a thin claim can fail at trial. Each item below saves you a delay or a dismissal.
- Your full legal name and current mailing address. The court mails notices here, so a wrong address means you miss your own trial date.
- The defendant’s exact legal name. A wrong name lets a defendant claim they were never properly sued, which can void your judgment.
- The defendant’s street address. The court needs a real address to serve notice; a bad address stalls the case before it starts.
- The exact dollar amount you are owed. You must state a number, and you cannot collect more than you ask for.
- The date of the event. The form requires the date your claim arose, and missing it makes your claim look vague.
- Proof documents. Keep your lease, photos, texts, receipts, and the security deposit statement; without proof, a judge has little reason to rule for you.
- A demand letter copy. For Chapter 93A consumer claims, a 30-day demand letter is often required first, and skipping it can sink your extra damages.
- The correct court division and filing fee. The right Housing Court division and the matching fee from the filing fee schedule prevent a bounced filing.
- Military status of the defendant. You sign a military affidavit, so know whether the defendant is in active service.
- A way to pay or a fee waiver. Bring payment or an Affidavit of Indigency if you cannot afford the fee.
If any item is missing, the most common result is a delayed trial date or a defendant who escapes service. Do not assume the court will fill gaps for you; the form is yours to complete.
Where to Get the Form and How to Access It
The official form lives on the state court website. You can download the fillable Statement of Small Claim and Notice PDF directly from mass.gov, where it is kept current. Always pull the form from this official page so you have the latest version and not an old copy from a third-party site.
You can also pick up a paper copy at the clerk’s office of any Housing Court location. Staff can hand you the form, though they cannot give legal advice or tell you what to write. The form is the same whether you grab it in person or download it.
For online filing, Massachusetts uses the eFileMA portal run through Tyler Technologies. The e-filing version of the form, marked Efile: 6/5/2018, is built to be submitted through that portal. The printed revision date sits at the bottom left of the form, so check it to confirm you have the current version before you write anything.
A common mistake is printing a years-old form saved on a hard drive. Old forms may list outdated fees or omit the military affidavit, and a clerk can reject a filing that uses a stale version. When in doubt, download fresh.
Step-by-Step: How to Fill Out the Statement of Small Claim Line by Line
The form is short, but every box carries weight. Fill it out in the order the fields appear, using black ink or typed entries if you file on paper. Below, each field gets its own walkthrough.
1. Court Division Where the Plaintiff Is Filing This Claim
This box asks which court will hear your case, and you select only one court. The form lists three options: BMC, District, and Housing. For a rental housing money dispute, you check the box for Housing and write in the correct Housing Court division, such as Eastern Housing Court or Western Housing Court.
To answer it, find the division that covers where you live, where the defendant lives or works, or where the apartment sits, then mark that division. For example, Aisha Coleman, who rents in Worcester, checks Housing and writes Central Housing Court. If your town sits on a county line, use the court locator to confirm the right division.
The most common mistake here is checking District out of habit when your dispute belongs in Housing Court, which can route your case to the wrong building and cost you weeks. A misconception is that you must file where you live; in truth, a tenant’s claim against a landlord may also be filed where the apartment is located, which often makes collecting easier.
2. Plaintiff Information
This section asks who is filing the claim, and the form states plainly that the person filing the claim is the plaintiff. You enter your Pltf. Name, Address, City/State/Zip, and Phone No. in the boxes provided. Use your full legal name and the address where you actually get mail.
To answer it, write your name as it appears on your ID, then your mailing address. For example, Maria Lopez writes Maria Lopez, 47 Pearl Street, Springfield, MA 01105, and (413) 555-0142. If you use a P.O. Box for mail, list it, but be ready to give a physical address if the court asks.
The most common mistake is listing an old address, which means you miss the trial notice the court mails to you and lose by default. A misconception is that you can hide your address for privacy; the court needs a real address to contact you, so leaving it blank stalls your case.
3. Plaintiff’s Attorney (If Any)
This block asks for lawyer details and applies only if a lawyer represents you. It has fields for Atty. Name, Address, City/State/Zip, Phone No., and BBO No., the unique Board of Bar Overseers number every Massachusetts attorney holds. If you file on your own, you leave this whole block blank.
To answer it, your attorney writes their name and their BBO number, which the court uses to confirm they are licensed. For example, attorney David Chen enters David Chen and BBO No. 654321. Pro se filers, meaning people without a lawyer, simply skip this section.
The most common mistake is a pro se filer feeling pressure to write something here and inventing an entry, which confuses the clerk. A misconception is that you need a lawyer to file at all; small claims is designed for self-represented people, and most filers have no attorney.
4. Defendant(s) Information
This section asks who you are suing, and the form explains that the person or corporation being sued is the defendant. You fill in Def. #1 Name, Address, City/State/Zip, and Phone No., with room for a Def. #2 if you sue more than one party. The name you write here is the most important entry on the form.
To answer it correctly, use the exact legal name. If you sue a company that is not a corporation, name the owner doing business as the company. If you sue a corporation, the form directs you to get the exact legal name from the Corporations Division of the Secretary of the Commonwealth. For example, Maria Lopez sues her landlord as Greenfield Property Management LLC after confirming the name online, not just the landlord.
The most common mistake is naming a property manager or a building nickname instead of the legal owner, which lets the defendant argue they were never properly sued and can void your judgment. A misconception is that any version of the name works; an inexact corporate name can make a judgment hard or impossible to collect.
5. Mediation Election
This box asks whether you are open to settling with a neutral mediator instead of going straight to a trial. The form explains that mediation may be available if both parties agree and asks the plaintiff to mark YES or NO. Choosing yes does not force you to settle; it only signals you are willing to talk.
To answer it, check YES if you want a chance to resolve the dispute by agreement, or NO if you prefer to head to trial. For example, Aisha Coleman checks YES because she would rather settle her deposit claim quickly than wait for a hearing. The defendant can still agree to mediation later on the trial date.
The most common mistake is thinking YES gives up your right to trial, when it does not, so some filers refuse a useful option. A misconception is that mediation is binding; it only results in a deal if both sides agree to the terms.
6. Plaintiff’s Claim: Amount Owed and Reasons
This is the heart of the form. The form says the plaintiff claims the defendant OWES a dollar amount plus court costs and asks you to briefly explain your claim so the defendant can understand why they are being sued. It also tells you to give the date of the event and to list the filing fee as costs.
To answer it, write the exact dollar figure, then a short, clear reason with a date. For example, Maria Lopez writes: Defendant failed to return my $1,800 security deposit within 30 days after my tenancy ended on March 31, 2026, in violation of M.G.L. c. 186, §15B. She lists her $50 filing fee as costs. Keep it factual and short, since you will explain more at trial.
The most common mistake is writing a vague reason like landlord owes me money with no date or law, which weakens your case and confuses the judge. A misconception is that you can ask for one number now and a bigger one later; you generally cannot collect more than the amount you state, so be complete.
7. Military Affidavit
This box protects defendants on active military duty, who get special legal shields under the federal Servicemembers Civil Relief Act. The form gives three choices: the defendant is not serving in the military, the defendant is serving in the military, or you are unsure if they serve. You sign this under the pains and penalties of perjury, meaning a false statement is a crime.
To answer it, check the box that matches the truth. For example, Maria Lopez checks that her landlord is not serving in the military and at present lives or works at the above address. If you are not sure, check the unsure box rather than guess.
The most common mistake is checking not in the military without knowing, which is perjury and can blow up your case. A misconception is that this box is a formality you can skip; an unsigned or false military affidavit can stop the court from entering a judgment.
8. Signature of Plaintiff and Date
The form requires your signature on the line marked SIGNATURE OF PLAINTIFF: X and the DATE beside it; this appears twice on the form, and both should be completed. Your signature certifies the information is true. When you e-file, the portal notes that submitting the form certifies that the above information is true and accurate.
To answer it, sign your name and write the date in MM/DD/YYYY format. For example, Maria Lopez signs Maria Lopez and dates it 04/15/2026. If you e-file, your electronic submission acts as your signature.
The most common mistake is leaving the signature blank, which makes the form invalid and gets it rejected at intake. A misconception is that a printed name counts as a signature; the court wants your actual signature or a proper e-signature through the portal.
9. Docket Number (For Court Use Only)
This box is marked DOCKET NO. (For Court Use Only), which means you leave it blank. The clerk assigns your docket number when the case is entered, and that number tracks your case from filing through judgment.
To answer it, simply do nothing; the court fills it in. For example, after Aisha Coleman files, the clerk stamps her case as 26-SC-0145, and she uses that number on every later document. Write the docket number on your records once you receive it.
The most common mistake is writing your own number in this box, which confuses the clerk and looks like tampering. A misconception is that you must request a docket number in advance; it is generated automatically when the court accepts your filing.
10. Verification of Defendant’s Address (When Required)
The form’s instructions note that if a claim arises out of plaintiff’s trade or commerce, or for assigned debt, you may need to file a separate Verification of Defendant’s Address form. This rule helps protect consumers from being sued in the wrong place. Most tenant deposit claims do not trigger it, but a landlord or business plaintiff often must complete it.
To answer it, attach the verification form confirming the defendant’s home or work address when your claim is business or debt related. For example, Robert Hale, a landlord suing for unpaid rent, files the verification because his claim arises from his rental business. A pro se tenant suing over their own deposit usually skips it.
The most common mistake is ignoring this requirement when it applies, which gets a business claim rejected at filing. A misconception is that it applies to everyone; it mainly targets trade, commerce, and debt-collection claims, not a one-time tenant dispute.
Three Filled-Out Examples Using Real Scenarios
These three scenarios show how different filers complete the same form from top to bottom. Each follows one named person through the key fields.
Scenario 1: Maria Lopez Sues for Her Security Deposit
Maria moved out and never got her $1,800 deposit back within 30 days, so she files a small claim in Housing Court.
| Form Section | What Maria Enters |
|---|---|
| Court Division | Housing — Western Housing Court |
| Plaintiff Name | Maria Lopez |
| Plaintiff Address | 47 Pearl Street, Springfield, MA 01105 |
| Defendant Name | Greenfield Property Management LLC |
| Mediation | YES |
| Amount Owed | $1,800 plus costs |
| Reason for Claim | Deposit not returned within 30 days after tenancy ended 03/31/2026, per c. 186, §15B |
| Military Affidavit | Defendant is not in the military |
| Signature / Date | Maria Lopez — 04/15/2026 |
Maria pays the $50 fee that applies to claims of $501 to $2,000 under the fee schedule. She brings her lease and the dated move-out letter to trial.
Scenario 2: Aisha Coleman Sues for Bad Conditions
Aisha lived for months with no heat and a leaking ceiling, so she sues for loss of quiet enjoyment and the value she lost.
| Form Section | What Aisha Enters |
|---|---|
| Court Division | Housing — Central Housing Court |
| Plaintiff Name | Aisha Coleman |
| Plaintiff Address | 12 Maple Ave, Worcester, MA 01605 |
| Defendant Name | John Pereira |
| Mediation | YES |
| Amount Owed | $5,000 plus costs |
| Reason for Claim | No heat and ceiling leak from 11/01/2025 to 02/01/2026, breach of quiet enjoyment, c. 186, §14 |
| Military Affidavit | Unsure if defendant is in the military |
| Signature / Date | Aisha Coleman — 03/10/2026 |
Aisha pays the $150 fee for claims of $5,001 to $7,000 and brings photos, a board of health report, and texts to her landlord as proof.
Scenario 3: Robert Hale Sues a Former Tenant
Robert, a landlord, sues a former tenant for unpaid rent and damage beyond normal wear.
| Form Section | What Robert Enters |
|---|---|
| Court Division | Housing — Northeast Housing Court |
| Plaintiff Name | Robert Hale |
| Plaintiff Address | 9 Birch Rd, Lowell, MA 01852 |
| Defendant Name | Kevin Doyle |
| Mediation | NO |
| Amount Owed | $4,500 plus costs |
| Reason for Claim | Unpaid rent of $3,000 for 01–02/2026 and $1,500 in damage beyond normal wear |
| Military Affidavit | Defendant is not in the military |
| Signature / Date | Robert Hale — 03/20/2026 |
Robert pays the $100 fee for claims of $2,001 to $5,000 and files the Verification of Defendant’s Address form because his claim arises from his rental business.
How to File the Completed Form
Massachusetts gives you three filing channels, and each ends with proof you should keep. Pick the one that fits your comfort and timeline.
E-file online. Submit through the eFileMA portal, powered by Tyler Technologies. The portal charges a one-time eFile provider fee of about $22.00 for a new case on top of your court filing fee, and it accepts credit and debit cards. After you submit, the system processes your filing, and you should save the confirmation email and stamped form as your proof. E-filing is required for attorneys and optional but allowed for pro se filers.
File by mail. Print the completed form and mail it with a check or money order made payable to the Commonwealth of Massachusetts to the clerk of your Housing Court division. Mail does not give you an instant receipt, so send it with tracking and keep the mailing record. Processing takes longer by mail because staff must enter it by hand.
File in person. Bring the form to the clerk’s office of your Housing Court division and pay at the counter. The fee schedule notes payment is accepted in cash, check, money order, or certified bank check, and most courts take credit cards in person, though you should confirm first. The clerk stamps your copy on the spot, which is the fastest proof of filing.
Your filing fee depends on the amount you claim under M.G.L. c. 218, §22: $40 for $500 or less, $50 for $501 to $2,000, $100 for $2,001 to $5,000, and $150 for $5,001 to $7,000. If you cannot afford the fee, ask the clerk for an Affidavit of Indigency to request a waiver.
What Happens After You File
Once the court accepts your form, the clerk assigns a docket number and mails a notice of the trial date to both you and the defendant. The court serves the defendant by first-class mail, which is why a correct defendant address is so important. You usually wait a few weeks for the hearing date.
On the trial date, you bring your proof and tell your story to a clerk-magistrate or judge, and the defendant gets to respond. If you marked YES to mediation, you may try to settle before the hearing. If the defendant does not show up after proper notice, you can ask for a default judgment in your favor.
If you win, the court issues a judgment for your money plus costs. Collecting is a separate step; if the defendant does not pay, you may need to return to court for a payment review or request an execution on the judgment. A common misconception is that winning means automatic payment; in reality, you may have to take extra steps to actually collect.
Mistakes to Avoid When Filling Out the Form
Each mistake below has cost real filers time, money, or their whole case.
- Wrong court division. Filing in District Court instead of Housing Court can send your case to the wrong building and delay it.
- Inexact defendant name. Naming a nickname or manager instead of the legal owner can void your judgment.
- Claiming over $7,000. The small claims cap is $7,000, so a larger claim gets rejected or forces you to waive the excess.
- Vague claim statement. A reason with no date or dollar figure leaves the judge unable to rule for you.
- Missing the event date. Without the date, your claim looks weak and the defendant may dispute it.
- Old form version. A stale form may lack the military affidavit and get bounced at intake.
- Blank signature. An unsigned form is invalid and will be rejected.
- False military affidavit. Guessing the defendant is not in service is perjury and can stop your judgment.
- Wrong filing fee. Paying the wrong tier delays acceptance until you fix the payment.
- Bad defendant address. A wrong address means the defendant is never served and your case stalls.
- Skipping the address verification. Business and debt claims that omit the required verification form get rejected.
- No proof at trial. Showing up without your lease, photos, or receipts often means you lose even a strong claim.
Do’s and Don’ts
Do:
- Do confirm the exact legal name of a corporate defendant through the Corporations Division, because a wrong name can void your win.
- Do state a clear dollar amount and date, since the judge rules on what you put in writing.
- Do keep copies of everything, because your stamped form and proof documents protect you.
- Do choose the right Housing Court division, so your case is not delayed by a transfer.
- Do answer the military affidavit honestly, since a false statement is a crime under oath.
- Do bring all evidence to trial, because the judge decides on what you can show.
Don’t:
- Don’t sue for more than $7,000 on this form, or you must switch to a regular civil action.
- Don’t leave the signature blank, because an unsigned form is invalid.
- Don’t write in the docket number box, since that space is for court use only.
- Don’t guess the defendant’s military status, because perjury can sink your case.
- Don’t use an old form version, as it may be rejected at intake.
- Don’t list a wrong or old mailing address, or you may miss your own trial notice.
Pros and Cons of Filing on Your Own vs. With Help
| Filing Pro Se (On Your Own) | Filing With a Lawyer or Help |
|---|---|
| Costs only the filing fee, so it is cheaper | A lawyer raises your costs but can add legal skill |
| The form is built for self-filers, so it is doable alone | Help reduces the chance of a fatal name or fee error |
| You control your own case and schedule | A professional knows how to argue damages and law |
| You learn the process for future disputes | Legal aid groups offer free help if you qualify |
| You avoid waiting on a lawyer’s calendar | An attorney can handle hard collection steps after you win |
A pro se filer saves money and keeps control, which fits the simple, low-cost design of small claims. Filing with help reduces risk and adds skill, which matters most for tricky claims or large dollar amounts near the $7,000 cap. Many tenants start pro se and reach out to a legal aid program only if the case grows complex.
Small Claims vs. Regular Civil Action
| Small Claims (Statement of Small Claim) | Regular Civil Action (Cover Sheet + Complaint) |
|---|---|
| For claims of $7,000 or less | For claims over $7,000 |
| Filing fee ranges $40 to $150 by amount | Entry fee is $135 under c. 185C, §19 |
| One short form, designed for pro se filers | Longer pleadings and stricter court rules |
| Faster, informal hearing before a magistrate | Slower process with formal discovery |
| Easy to file without a lawyer | Often needs legal help to manage |
Choosing the right track up front saves you from a rejected filing. If your number is at or below $7,000, the small claims form is faster and cheaper, while larger disputes belong in a regular civil action filed with the Civil Action Cover Sheet.
FAQs
Can I file a Housing Court money damages claim if I have no lawyer?
Yes. The small claims form is built for self-represented filers, and most people complete it without an attorney, though free legal aid is available if your case is complex.
Can I sue for more than $7,000 using the small claims form?
No. The small claims cap under M.G.L. c. 218, §22 is $7,000; for more, you must file a regular civil action with a complaint and cover sheet.
Do I write the property manager or the legal owner in the Defendant box?
No. Write the exact legal owner or corporation, not the manager or building nickname, because an inexact name can make your judgment hard to collect.
Do I leave the Docket Number box blank?
Yes. The box is marked For Court Use Only, so the clerk fills it in when your case is entered; writing your own number causes confusion.
Do I check the military affidavit if I am unsure about the defendant?
Yes. Check the unsure box rather than guess, because falsely stating the defendant is not in the military is perjury under oath.
Can I file my claim where my apartment is located?
Yes. A tenant’s claim against a landlord may be filed where the apartment sits, where you live, or where the defendant lives or works.
Do I list the filing fee anywhere on the form?
Yes. The form directs you to list the filing fee amount as costs in the plaintiff’s claim section so it is added to what you can recover.
Can I e-file my small claim instead of going to court?
Yes. You can submit through the eFileMA portal, which charges a one-time provider fee of about $22 on top of your court filing fee.
Do I need a demand letter before I file?
No. A demand letter is not required for most small claims, but a 30-day demand is often required first for Chapter 93A consumer claims.
Can I get my filing fee waived if I cannot afford it?
Yes. Ask the clerk for an Affidavit of Indigency to request a fee waiver if you cannot pay the cost.
Does winning mean the defendant pays me right away?
No. A judgment does not guarantee payment, and you may need a payment review or an execution on the judgment to actually collect.
Can both a tenant and a landlord file this form?
Yes. Tenants sue for deposits or bad conditions, and landlords sue for unpaid rent or damage, as long as the claim ties to rental housing under c. 185C.
Do I sign the form in more than one place?
Yes. The signature line marked X appears more than once on the form, so complete each signature and date line before you file.
Can I bring more than one defendant?
Yes. The form has space for Def. #1 and Def. #2, so you can name more than one party, such as co-owners of a property.
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