To ma landlords:

I don't believe you can "evict" someone for no reason.

You can give notice of non-renewal at the end of a rental term.

Issue a 30 days written notice of non-renewal. You don't have to list a reason in many states, and if your state doesn't require a reason to be given it's usually best not to give a reason. Why? The reason is something a tenant can argue about. If you say, "You did this and that" they can say, "No I didn't" or "This is why I did this and that." It's much cleaner and simpler to say, "I want the property back, period."

That said, check your state/local law to see if you are required to give a reason. The two letters "MA" worry me a bit: we have MA land lords here and it sounds like that is a very tenant-friendly state.

Btw, if your area is like mine, the non-renewal must be given on or before the 1st day of the month in which it is effective. So for example you cannot issue notice today on May 25th and have them out by June 24th. Rather, if you issued notice today, they would have until June 30th to be out. They get a full month plus whatever days are left in the current month. So time is of the essence. Be sure to have that notice to them no later than May 31st, and preferably today. I'd hand it to them personally if at all possible to ensure delivery, but if not then mail it with delivery confirmation. Be sure to take picture of the letter itself and the envelop with correct postage to keep for your records that you did mail it and what date it went out. Be advised, the USPS is running slowly these days: they may not get it delivered in time, which is why the in-person hand over of the letter may be best. Take someone with you if any concerns they will react less than enthusiastic.

Good luck! Stay strong! "The land lord is in charge: the tenant is not." -ALDO's rule

Give them notice that their present MTM agreement is being terminated effective ______________. It's actually called Notice to Quit for Possession (MGL. Chapter 186, Section 12) You must give them 1 full rental period notice & be able to prove that they received on or before the start of a rental period. Along with this notice I recommend including your move out instructions & perhaps even an offer of a new MTM tenancy with a substantial ($500.00 - $1,000.00) rent increase. If they don't properly vacate, then you will be forced to take them to court to hopefully get the court to order them to leave.

If you are allowed to do so in your state, and you simply send the necessary notice of a substantial increase in rent such as $500, you might be surprised and the tenant might pay. If not, then eviction would simply be for non payment of rent.

If you don't offer opportunity to stay, then illegal holding over is type of eviction.