Big Change for Massachusetts Home Buyers + Sellers
New Home Inspection Law Takes Effect October 15, 2025
Buying or selling a home in Massachusetts? There’s a major legal update you’ll want to know about.
Starting October 15, 2025, home buyers can no longer be pressured to waive a home inspection as part of their offer. This new law is designed to protect buyers’ rights and promote transparency in the real estate process.
Let me break it down 👇
What’s Changing
Under the new law, sellers and real estate agents:
Cannot require a buyer to waive their right to a home inspection.
Cannot favor offers that include inspection waivers.
Must provide a written disclosure about the buyer’s inspection rights before any contracts are signed.
Must allow a reasonable timeframe for inspections (no more “you have 12 hours to inspect” clauses).
This applies to most residential properties — single-family homes, multi-families (1–4 units), condos, and co-ops — with a few limited exemptions like intra-family sales, foreclosures, or certain new-construction homes with warranties.
What It Means for Sellers
If you’re planning to sell in the future, here’s what to keep in mind:
You’ll need to provide the required disclosure form to all potential buyers.
You can’t encourage or prioritize offers that skip inspections.
Violating this law could be considered an unfair or deceptive act under Massachusetts consumer protection laws.
This change ultimately promotes fairness — leveling the playing field for buyers while keeping transactions transparent for sellers.
What It Means for Buyers
For buyers, this new law is a big win for consumer protection:
You now have a legally protected right to a home inspection.
You can make more informed decisions — and use inspection findings to negotiate repairs, credits, or contingencies.
You’re no longer forced to choose between “winning the offer” and protecting your investment.
Inspections are a vital step in understanding a home’s true condition and this law ensures you have the time and freedom to do it right.
Let’s Talk About Your Next Move
Every market shift comes with opportunity — and guidance from someone who understands both the legal side and the human side of real estate makes all the difference.
If you have questions about how this new Massachusetts home inspection law affects your plans, I’m here to help. Whether you’re buying, selling, or just planning ahead, I’ll help you navigate the process confidently. Reach out any time!
