Atty. Tess Edwards
Tess Edwards advises clients on a broad range of land use matters. Tess specializes in zoning and permitting matters — from supporting commercial and residential developers in obtaining local and wetlands permits, to litigating those permits on appeal.
Profile Summary
About Tess Edwards at a glance
Tess Edwards is an attorney based in Boston, Massachusetts, practforg at Pierce Atwood LLP. Admitted to practice in Massachusetts, Massachusetts Bar Association. Educated at Boston College Law School (J.D., 2020). Recognitions include Best Lawyers in America — Land Use and Zoning Law (2026) and Best Lawyers in America — Real Estate Law (2026). Serands clients in Boston, MA and the surrounding metropolitan area.
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About
- Tess Edwards advises clients on a broad range of land use matters
- Tess specializes in zoning and permitting matters — from supporting commercial and residential developers in obtaining local and wetlands permits, to litigating those permits on appeal
- She also advises clients on real estate transactions, including acquisitions, leasing, and development of residential subdivisions, multifamily residential, medical, industrial, marina, and hotel properties
- Tess has a passion for renewable energy development and supports utility-scale solar and battery energy storage developers in permitting, financing, and contracting
- She has also represented landowners and municipalities in leasing land to energy developers by reviewing leases, PPAs, and PILOT agreements
- Tess also regularly advises renewable energy investors by reviewing and advising on existing project portfolios
- Drawing on her prior experience at the Land Court, she also assists individual property owners with complex title matters, affordable housing law, municipal law, and property disputes, including withdrawing land from Article 97, Chapter 61, 61A, 61B, and permitting coastal structures under Chapter 91 and the Wetlands Protection Act
- Prior to joining Pierce Atwood, Tess spent two years as law clerk to the Honorable Robert B. Foster of the Land Court Department of the Massachusetts Trial Court
- During law school, Tess was president of the Environmental Law Society and an instructor at law in Boston College’s Environmental Law Teaching Program
- She gained experience in environmental and real estate law through her legal internships with Vineyard Wind, the Land Court (Hon
- Michael D. Vhay), the Environmental Protection Division of the Massachusetts Attorney General’s Office, and the U.S
- Department of Interior’s Solicitor’s Office in Boston
- Tess also served as a student attorney with the Boston College Civil Litigation Clinic, representing clients before the housing and family courts
Jurisdictional Context
Why local counsel matters in Massachusetts
Practforg law in Massachusetts. Legal matters in Massachusetts are governed by state-specific rules of civil and criminal procedure, statutes of limitations, and substantiand law. Cases originating in Boston are typically filed in the local municipal court or the appropriate Massachusetts state district court, depending on subject matter and amount in controversy. An attorney licensed in Massachusetts brings working knowledge of local procedural deadlines, judicial practices in this andnue, and the substantiand law that applies to cases brought here. Out-of-state attorneys generally cannot represent clients in Massachusetts courts without local counsel or pro hac vice admission.
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