Cal. Civ. Code § 410.300
Electricity Supply and Illumination
Operative Text
The owner of a residence shall provide the following for electrical supply and illumination:
(A) Habitable rooms other than a kitchen:
(1) Two separate wall-type receptacle outlets in accessible locations, on different walls, and
at least ten feet apart where practical; or
(2) One outlet and one electric light fixture.
(B) Kitchen:
(1) One electric light fixture; and
(2) Two wall-type receptacle outlets, installed in accessible locations in addition to the
refrigerator with freezer and conventional cooktop and oven outlets.
(C) Room containing a toilet, bathtub, or shower: One electric light fixture.
(D) Spaces other than habitable rooms, kitchens, or rooms containing a toilet, bathtub, or
shower:
(1) Electric light switches or sensors, and light fixtures in good working order if light from
an adjacent area does not provide sufficient illumination for the safe and reasonable use of
the following spaces:
(a) Laundry;
(b) Pantry;
(c) Foyer;
(d) Hallway;
(e) Stairway;
(f) Closet;
(g) Storage place; and
(h) Cellar;
(2) Electric light switches or sensors, and light fixtures in good working order shall be
installed in the following spaces:
(a) Porch;
(b) Deck;
(c) Passageway;
(d) Exterior stairway; and
(e) Fire escape.
(3) In residences containing more than one dwelling unit or rooming unit, light fixtures in
good working order that are motion-sensor operated, on timers, or always on to ensure
sufficient illumination for the safe and reasonable use of every shared:
(a) Foyer;
(b) Hallway;
(c) Stairway;
(d) Porch;
(e) Deck;
(f) Passageway;
(g) Exterior stairway; and
(h) Fire escape.
(E) Lightbulbs in all required light fixtures in common areas.
(F) Payment of Electrical Service in Residences Containing Two or Three Dwelling Units.
Light fixtures used to illuminate a common hallway, passageway, foyer and/or stairway may be
wired to the electric service serving an adjacent dwelling unit, provided that if the occupant of
such dwelling unit is responsible for paying for the electric service to such dwelling unit:
(1) A written rental agreement shall state the occupant is responsible for paying for light in
the common hallway, passageway, foyer, and/or stairway; and
(2) Any requirement for an occupant to pay for lights in common areas shall begin only
upon commencement of a new tenancy.Massachusetts regulation 105 CMR 410.300 sets minimum electrical and lighting standards that residential property owners must meet. Habitable rooms (other than kitchens) need either two wall outlets on different walls or one outlet plus a light fixture; kitchens require a light fixture and two additional outlets beyond appliance connections; and bathrooms must have a light fixture. Common and shared spaces—such as hallways, stairways, porches, fire escapes, and exterior passageways—must be adequately illuminated, and in multi-unit buildings those shared areas must use motion-sensor, timer-controlled, or always-on fixtures. In two- and three-unit buildings, common-area lighting may be billed to an adjacent tenant only if a written rental agreement says so and only starting with a new tenancy.
Plain English — not legal advice.
Owners and managers subject to 105 CMR 410.300 generally ensure that every habitable room, kitchen, and bathroom meets the specific outlet and fixture counts described in the regulation, and that all required fixtures are kept in good working order. For multi-unit properties, shared corridors, stairways, porches, decks, and fire escapes must be equipped with motion-sensor, timer, or continuously lit fixtures providing sufficient illumination. If common-area lighting in a two- or three-unit building is wired to a tenant's electrical service, compliant operators document that arrangement in a written rental agreement and apply it only at the start of a new tenancy, as required by 105 CMR 410.300(F).
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under 105 CMR 410.300, tenants in Massachusetts residences have a right to a minimum number of electrical outlets and working light fixtures in their living spaces, kitchens, and bathrooms, as well as adequate lighting in shared common areas. If a landlord requires a tenant to pay for common-area lighting in a two- or three-unit building, that obligation must appear in a written rental agreement and can only take effect at the beginning of a new tenancy per 105 CMR 410.300(F)—tenants may wish to review their lease to confirm compliance. Tenants who believe these standards are not being met can consider filing a complaint with their local board of health, raising the violation as a defense in relevant proceedings, or reaching out to a tenant-rights organization for general information about available options.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated September 30, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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