What Buyers & Sellers in Middlesex & Essex Counties Need to Know

It’s been over one month since the new home inspection law went into effect in Massachusetts on October 15, 2025. While it may not be grabbing headlines anymore, the ripple effects are still working their way through the market—especially in the North Boston suburbs.

If you’re thinking about buying or selling a home in Stoneham, Reading, Wakefield, Andover, or nearby, here’s what you need to know.

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What the Law Changes

Sellers Can’t Push Buyers to Waive Inspections

One of the biggest shifts is that sellers—and their agents—are no longer allowed to pressure buyers into waiving a home inspection in order to have their offer considered. In the past, it wasn’t uncommon to hear, “We’re only looking at offers with no inspection contingency.” That’s now off the table.

Buyers can still choose to waive the inspection if they want to, but that decision has to be made without coercion. It must come after both parties sign an offer and new state-mandated disclosure.

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Mandatory Home Inspection Disclosure

There’s now a required form called the Massachusetts Home Inspection Disclosure, which both the buyer and seller must sign either before or at the time of offer. This form makes it clear that:

• Buyers have the right to a home inspection.

• Sellers can’t require the buyer to waive that right.

Missing this form—or handling it incorrectly—could lead to trouble down the road.

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No More Backchannel Hints About Waiving

In the past, some buyer agents would hint that their clients were “planning to waive the inspection” just to make their offer stand out. That kind of pre-offer signaling is no longer allowed.

Buyers can’t bring it up. Sellers can’t accept or favor offers that mention it. The goal here is to give all buyers a fair shot at protecting themselves, especially those who might not realize what they’re giving up.

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What Buyers Should Know

This law gives buyers room to breathe. You no longer have to choose between protecting yourself with a proper inspection and being competitive in a bidding war. You can still waive the inspection—but now you’re doing so on your own terms.

That said, the market in communities like Wakefield and Reading is still competitive. Buyers can still make their offer stand out with favorable terms for the seller.  The key is having the right strategy for your situation—and a team who knows how to protect your interests while staying competitive.

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What Sellers Should Know

If you’re a seller, this law changes how you review offers. You can’t ask for waived inspections. You can’t accept an offer based on a buyer’s intention to skip one. And you’re now responsible for providing the required disclosure at the right time.

The shift means it’s more important than ever to position your home properly. If you’ve made recent updates, invested in repairs, or taken good care of the home over the years—highlight it. Give buyers reasons to feel confident about moving forward, even if they do choose to inspect.

Homes that are clean, well-prepared, and priced right still move quickly—this law just means sellers need to compete on substance, not pressure tactics.

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Local Impact: What We’re Seeing in the North Boston Suburbs

In Reading and Wakefield, we’ve already seen the law influence how agents write offers. Inspection contingencies are reappearing—sometimes with guardrails for the sellers—but they’re no longer being viewed as deal-killers. For sellers, that means prep and transparency matter more than ever.

In North Andover and Andover, where you often have a mix of older homes and strong school-driven demand, the inspection process has become a bigger part of buyer conversations. People want to feel safe making a major investment—and this law gives them space to do that.

We’re also seeing a rise in pre-inspections and seller-paid repairs before listing. Sellers who take a proactive approach tend to see better results—and less back-and-forth later on.

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Final Thoughts

This new law doesn’t complicate the process—it simply puts guardrails in place to protect everyone involved. But as with any legal shift, there are details that matter.

At the Ternullo Team, we stay current on policy changes so you don’t have to. From explaining what the fine print actually means, to helping you structure timelines and contingencies the right way—we make sure you’re positioned to succeed.

Whether you're selling a home that’s been in the family for decades or navigating a competitive bid on your first house, we’ll guide you through the process with experience, strategy, and advocacy.

Want to understand how this law impacts your specific situation? Let’s have a conversation.