A new Massachusetts home inspection law that took effect in October 2025 is changing how buyers and sellers approach the offer process - and it’s an important shift for anyone planning to move this year.

In recent years, especially in competitive markets, it became common for buyers to waive home inspections to strengthen their offers. While this strategy helped buyers win bidding wars, it also created risk and added pressure to make decisions without fully understanding a home’s condition.

The new law aims to address that. Sellers can no longer require or accept offers where a buyer has waived their home inspection upfront. Buyers now have a protected right to conduct an inspection, helping ensure more informed decisions.

So what does this mean in practice?

For sellers, the focus shifts even more toward preparation and presentation. Without inspection waivers as a competitive tool, the condition of the home becomes increasingly important. Addressing deferred maintenance, completing small repairs, and preparing the home to show at its best can have a meaningful impact on buyer interest.

Pricing strategy also remains critical. Creating strong early activity continues to be key, as multiple-offer situations can still occur. However, offers will now include inspection contingencies, making it important to evaluate not just price, but overall terms and buyer strength.

For buyers, this change provides an added level of confidence. The ability to conduct an inspection reduces uncertainty and allows for a clearer understanding of the property before moving forward. That said, competition has not disappeared. Well-prepared buyers who understand the market and act decisively will continue to be in the strongest position.

We are also seeing buyers and agents adjust their strategies. Rather than waiving inspections, some are focusing on flexibility in other areas — such as timing, terms, and overall offer structure — to remain competitive. One strategy buyers can consider is including a defined amount they are willing to cover for inspection-related items, helping to provide reassurance to sellers while still retaining the protection of an inspection.

The bottom line is that the market is evolving. This new law creates a more balanced process, with greater transparency for buyers and a renewed emphasis on preparation for sellers.

As always, success comes down to strategy, preparation, and experienced guidance.

Lynne and Tim are proud Holliston residents and a trusted Real Estate Team, always happy to help with any Real Estate needs. For additional information or questions, please contact Lynne or Tim.

Lynne Ritucci (508) 479-8505 [email protected]

Tim Swift (201) 394-7292
[email protected]

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