Massachusetts rolled out new real estate regulations, and things are changing—fast. If you’re looking to buy or sell a home here, you’ll want to pay attention. These rules aim to protect homebuyers. But not everyone’s thrilled. Critics say it’s taking away some serious negotiating freedom.
What’s the Deal with These Regulations?
The Massachusetts Affordable Homes Act now requires realtors to make sure buyers get the option for a home inspection. Sounds good, right? But here’s the catch—you can’t press buyers to waive that inspection. Sellers can’t, either. Waivers? Sure, they’re allowed. But only if the decision is 100% the buyer’s own call.
There’s also a mandatory written disclosure for buyers. It states that their offer won’t be rejected just because they opt for an inspection. The law goes live on October 15, 2025.
How Does This Impact Buyers and Sellers?
Bad news for those who love to negotiate. Waiving inspections was a strategic move for buyers to sweeten offers in a competitive market. Sellers liked it, too, for cutting down complications. But now? That’s off the table. Rigid rules mean less wiggle room.
Adrian Moore, a policy expert, even called the new law “insane.” He argues, “Why shouldn’t inspections be part of the bargain?” Good question. For now, inspections are no longer a bargaining chip. Everyone’s got to play by the same rules.
Wait—What About Insurance?
Here’s where it gets tricky. Less room to negotiate could mean buyers are stuck with properties in worse shape than expected. That could lead to higher homeowner insurance premiums later on. Why? Because insurers love details. A skipped inspection could hide roofing issues or hazardous wiring, which can escalate insurance costs once uncovered. Homebuyers—especially first-time ones—might feel this financial pinch most.
And sellers? They might face delays if buyers insist on inspections and then bail due to uncovered “hidden” problems. It’s a chain reaction. Insurance, like it or not, becomes part of the conversation.
Commonly Asked Questions and Recap
Do buyers still have a choice to skip inspections?
Absolutely. But they’ve got to decide on their own. Sellers and their agents can’t push buyers to skip it for a smoother sale. This protects buyers from being pressured into overlooking potential red flags.
What’s the purpose of the mandatory disclosure?
The disclosure is about transparency. It ensures buyers know their decision to inspect—or not—won’t tank their chances of an accepted offer. The goal? To empower informed choices.
Why are home inspectors so involved in this?
Turns out, they played a big part in lobbying for these changes. Inspectors argued that buyers were too often skipping inspections under pressure. The result? Buyers stuck with homes in need of costly repairs they couldn’t have anticipated. Inspectors wanted to fix this.
Could this increase demand for home inspectors?
100%. Critics have already pointed out the state might not have enough licensed inspectors to meet demand. This could cause delays in an already fast-moving real estate market.
How does this affect insurance?
If a buyer skips the inspection and a major issue gets uncovered later, insurance premiums could skyrocket. Insurers adjust rates based on risk. Old wiring, roofing problems, or unseen structural damage? All of it adds up. Skipping inspections could cost buyers more in the long run.
Final Thoughts
These new rules have good intentions—protecting buyers from rushed decisions and unexpected costs. But not everyone’s happy. Less flexibility means some deals might fall through. And for buyers? It could mean paying more for insurance down the road due to hidden property problems. Bottom line? Buyers and sellers will need to adjust how they play the game. And fast.