Massachusetts Zoning & Land Use Laws
Zoning regulations, ADU laws, short-term rental rules, and land use policies for Massachusetts. Source-cited from state legislation and municipal codes.
Total Cities
351
Total Counties
14
ADU State Law
Yes
Lot Split Law
No state law
Cottage Food Law
Yes
Cities With Data
1
Massachusetts ADU Law
Massachusetts has a statewide ADU law — Massachusetts Affordable Homes Act (Chapter 152, Acts of 2024) and MBTA Communities Act (Chapter 40A, Section 3A, 2021) — effective 2021-01-14. This law preempts local ordinances — cities and counties cannot impose restrictions stricter than the state standard. Key provisions include: MBTA Communities Act (2021): Requires 177 municipalities served by the MBTA to zone for multifamily housing by-right near transit stations — minimum 15 units per acre in designated districts; MBTA Communities Act: Municipalities must have compliant zoning plans — non-compliance risks loss of state discretionary grants; Affordable Homes Act (Chapter 152, 2024): Requires municipalities of 10,000+ population to allow ADUs by-right in single-family zones — no discretionary permit required, and 4 more. The most recent amendment was Affordable Homes Act (Chapter 152 of the Acts of 2024) (2024): Comprehensive housing reform — requires municipalities of 10,000+ population to allow ADUs by-right in single-family zones. ADUs up to 900 sqft allowed without special permits. Eliminates owner-occupancy requirements for ADUs. Reduces parking requirements near transit. Effective January 1, 2025 for ADU provisions.
View full MassachusettsADU law details →Cottage Food Law
Massachusetts Cottage Food Operations: Massachusetts General Laws Chapter 94, Section 305D allows cottage food operations — home-based food businesses producing certain non-potentially-hazardous foods for direct sale at farmers markets, fairs, roadside stands, and farm stands. Products include baked goods, jams, jellies, candy, and similar shelf-stable foods. No annual revenue cap under state law for most direct-sales cottage food. Registration with local Board of Health may be required depending on municipality. Products must be properly labeled. Direct-to-consumer sales only — retail distribution through stores requires commercial kitchen and state license. Massachusetts cottage food law is more restrictive than some states — registration requirements vary by municipality. Some Massachusetts cities/towns require Board of Health registration for cottage food operations. Boston requires a Food Business Registration for cottage food operations. Check with local health department.
State Preemption Active
Massachusetts state law preempts local zoning ordinances in several areas. Local governments cannot enact rules stricter than the state baseline.
Learn about Massachusettszoning preemption →Recent Legislative Changes
2021 — MBTA Communities Act (Chapter 40A, Section 3A)
Requires 177 MBTA communities to zone for multifamily housing by-right within one-half mile of transit stations. Creates minimum density requirements for transit-oriented districts. Non-compliant communities risk loss of state grant eligibility.
2024 — Affordable Homes Act (Chapter 152 of the Acts of 2024)
Comprehensive housing reform — requires municipalities of 10,000+ population to allow ADUs by-right in single-family zones. ADUs up to 900 sqft allowed without special permits. Eliminates owner-occupancy requirements for ADUs. Reduces parking requirements near transit. Effective January 1, 2025 for ADU provisions.
Massachusetts Cities with Zoning Data
Source: Massachusetts Affordable Homes Act (Chapter 152, Acts of 2024) and MBTA Communities Act (Chapter 40A, Section 3A, 2021). Last verified April 5, 2026. View source