Starting October 15, 2025, Massachusetts is implementing a significant change in the home-buying process. The new regulation ensures that buyers have the right to a home inspection without undue pressure to waive it, aiming to protect informed decision-making in residential real estate transactions. 

✅ Key Points

1. Buyer’s Right to Inspect

• Buyers now have an unrestricted right to a home inspection.

• Sellers cannot require or pressure buyers to waive this right.

2. Mandatory Disclosure

• Sellers must provide a written disclosure informing buyers of their inspection rights.

• The disclosure must be signed by both parties before or at the first purchase agreement.

• Failing to provide it violates Massachusetts Consumer Protection Law (Chapter 93A).

3. Inspection Timing & Limits

• Buyers can schedule inspections freely.

• Contract provisions cannot unreasonably restrict inspections.

• Parties may mutually agree on repair cost thresholds or deposit limits if a buyer withdraws.

4. Buyer Choice

• Buyers may voluntarily waive the inspection after the offer is accepted, but only without pressure from the seller or agent.

🚫 Exemptions

• Sales between relatives or as part of a divorce settlement

• Transactions before October 15, 2025

• Foreclosures, deeds-in-lieu, or estate planning transfers

• Newly constructed homes sold pre-completion with a one-year warranty

📝 What This Means

For Buyers: Know your rights and ensure the disclosure form is signed. Inspections are your protection—use them wisely.

For Sellers: Provide the disclosure, don’t pressure buyers, and understand the legal implications of noncompliance.

This new regulation aims to create a more transparent and fair home-buying process in Massachusetts. If you have any questions or need assistance navigating these changes, feel free to reach out.