Process for buying a home in Massachusetts (offer to closing)

The Home-Buying Journey in Massachusetts — and What You Must Know About the New Inspection Law

Buying a home is an exciting milestone. But if you’re in Massachusetts, you’ll want to go in with your eyes open. From finding the right neighborhood to the closing table, every step has its own twist and right now one of the biggest changes is the new inspection protection law. Let’s walk through the process together so you feel confident every step of the way.

Step 1: Get Pre-Approved

Before you even start browsing listings, get your financing lined up. A lender will check your credit, income, debt, and help you understand how much home you can afford. Being pre-approved gives you a clear budget and shows sellers you’re serious always helpful in a competitive market like ours. Ask us about our preferred lenders!

Step 2: Find a Real Estate Agent & Choose Your Town

You’ll want an agent who knows Massachusetts inside and out — from property taxes to local school systems, commute times, and market trends. Pick towns that match your lifestyle (commute, schools, amenities) and budget. Your agent helps narrow the search and pulls comparable sales so you can make smart decisions.

Step 3: Make an Offer

Once you find a home you love, your agent will help you craft an offer. The offer will include price, timeline, any contingencies (inspection, financing, etc.). In a tight market, offers without contingencies or with fewer hoops can stand out — but that’s where the new inspection law becomes very important.

Step 4: Home Inspection (and the New Massachusetts Law) 🛠️

Here’s the big one: in Massachusetts, new protections are now in place when it comes to home inspections. These rules are designed to make sure you’re not pressured into skipping something that could reveal major issues later.

Under the regulation from the Executive Office of Housing and Livable Communities (EOHLC), sellers and their agents cannot condition the sale of a home on the buyer waiving their right to a home inspection.
They also cannot accept an offer if they have been notified before acceptance that the buyer intends to waive the inspection.
The regulation applies to residential buildings (1–4 units), condos, and co-ops unless in one of the exempt categories (family transfers, foreclosures, certain new-construction pre-sales).
The law doesn’t force you to have the inspection — you can still choose to waive if you like — but you must be making that decision freely (without pressure) and the seller cannot make your offer conditional on that waiver.
There’s also a required written disclosure: the seller/agent must give a separate form stating that your acceptance is not based on you waiving an inspection, and that you may choose to have one. Both buyer and seller must sign. mass.gov

Why this matters: In our market, many buyers used to feel they had to skip inspections just to win in multiple-offer scenarios — but that opens them to serious risk. The new law is meant to level the playing field so you can make a fully informed decision.

Tip for buyers: Don’t skip the inspection unless you truly understand the condition of the home, the budget for potential repairs, and you are comfortable taking that risk. Use the inspection to negotiate — maybe ask for credits or repairs — but the new law ensures you get the chance.

Step 5: Appraisal & Underwriting

If you’re financing, the lender will order an appraisal to confirm the home’s value. Underwriting will verify all your documentation (income, assets, credit) and ensure compliance with loan program requirements. Once that’s approved, you’re nearly there.

Step 6: Closing

The final step you’ll review and sign paperwork (via attorney or title company, common in Massachusetts), pay closing costs + any remaining down payment, and receive your keys. Congrats — you’re a homeowner! After closing, remember to budget for ongoing costs: property tax, insurance, utilities, maintenance.

Bonus Tips for Massachusetts Buyers

Budget for property taxes & utilities: Massachusetts taxes and home costs vary a lot by town check the typical tax rate and monthly costs before you commit.
Be realistic in competitive markets: In hot towns near Boston or commuter rail lines, be ready for strong competition and know what your budget can realistically win.
Use contingencies wisely: Inspection and financing contingencies are safety nets. The new law ensures inspection rights; don’t rush skipping them just for speed.
Think long-term: Don’t just buy a home you can live in today buy a home you’ll still like in 5-10 years (commuting, schools, lifestyle).
Keep your team aligned: Real estate agent, lender, inspector, attorney make sure they’re communicating and you’re aware of every phase.

Final Thoughts

The home-buying process in Massachusetts can feel like a big project, but with a trusted team and knowledge of your rights — especially under the new inspection protections — you’re set up for success. At New England’s Finest we believe informed buyers are empowered buyers.

Want a friendly chat about next steps, or a breakdown of inspection options and timelines in your specific town? I’d love to help you get ready and confident for this journey. Let’s go! 🏡