What Massachusetts Homebuyers Need to Know About the New Home Inspection Law
If you’re planning to buy or sell a home in Massachusetts, there’s a major law change you need to know about. Starting October 15th, 2025, buyers will no longer be allowed to waive a home inspection when making an offer on a property.
Under the new law, buyers in Massachusetts must include the right to a home inspection in their offer. Once the offer is accepted, they still have the option to forego the inspection, but they can’t waive that right upfront. In other words, home inspections are back on the table for everyone, and sellers can no longer accept offers that skip them entirely.
This change was needed to address a trend that became common during the pandemic housing boom. With multiple offers, sometimes 20 or more on a single property, many buyers felt pressured to waive the home inspection to make their offer more competitive. Unfortunately, that created some painful outcomes. After closing, homeowners discovered hidden issues such as foundation cracks, roof leaks, and outdated electrical systems, problems that could have been uncovered during a standard home inspection.
In Massachusetts, once a home sale closes, those problems become the buyer’s responsibility. Our state operates under what’s known as “buyer beware” (or caveat emptor), meaning sellers are only legally required to disclose whether there’s a septic system and any known lead paint (though they are not required to test for it). By requiring inspections to be included in all offers, the state hopes to protect buyers from feeling pressured to skip this important step and to ensure everyone has a fair chance to make informed decisions.
If you’re planning to sell your home in Massachusetts, expect buyers to request home inspections as a standard part of the process again. It’s wise to consider a pre-listing inspection to uncover potential issues early, giving you time to make repairs or price accordingly. Also, make sure your home is in good repair, small maintenance updates like servicing your heating system or fixing minor leaks can go a long way in preventing inspection-related surprises later. Sellers who take the time to prepare their homes will still be able to attract strong offers and smooth transactions.
For buyers, this new law is designed to make the process safer and more balanced. You’ll have peace of mind knowing you can have your future home inspected before moving forward, and you’ll be competing on a more level playing field, especially helpful for first-time buyers who were previously outbid by investors waiving contingencies. You’ll also have a clearer understanding of the home’s condition, which helps you budget for any upcoming repairs or improvements. Even with this new protection, it’s still important to work with an experienced buyer’s agent who can help you navigate inspections, negotiate repairs or credits, and make sure you’re protected every step of the way.
This law goes into effect on October 15th, 2025, so if you’re planning to buy or sell in the coming months, now is the time to get ready. As a Framingham-based REALTOR® with LAER Realty Partners, I work with both homebuyers and sellers throughout the MetroWest area, including Framingham, Sudbury, Natick, Ashland, and Marlborough, to help them understand new real estate laws and market trends. Whether you’re getting your home ready to list or starting the search for your next home, I can help you navigate this change with confidence.
Have questions about how this new Massachusetts home inspection law might affect your real estate plans? Let’s talk! You can reach me anytime for local guidance, market insights, and personalized advice.
