Forte Home Inspections

10/07/2025

Massachusetts Enacts Landmark Home Inspection Protection Law for Buyers
BOSTON, MA — In a major step toward strengthening consumer protections in the housing market, Massachusetts has enacted a new law that guarantees every homebuyer the right to a home inspection—eliminating the widespread practice of pressuring buyers to waive inspections in competitive bidding situations.

This right was codified as part of the Affordable Homes Act, signed into law in August 2024, and formally implemented through new regulations issued by the Executive Office of Housing and Livable Communities (EOHLC) under 760 CMR, effective October 15, 2025.

Sponsored by Senator Michael Moore (D-Millbury) and Representative Brian Ashe (D-Longmeadow), the law ensures that all buyers in residential real estate transactions are afforded the opportunity to conduct a home inspection after their offer has been accepted, but before finalizing the sale. Importantly, buyers may only waive this right after an offer has been accepted, a provision that aims to level the playing field and restore transparency to the homebuying process.

“For years, buyers have been forced to choose between being competitive and being cautious,” said Senator Moore. “This law removes that false choice and restores balance and safety to the biggest financial decision most people will ever make.”

“This is about fairness, access, and ensuring people aren’t being pushed into buying homes with hidden problems just to compete,” added Representative Ashe. “It’s a common-sense reform whose time had come.”

Key Features of the Law:
Guaranteed Right to a Home Inspection: All buyers of single-family and multi-family homes now have the legal right to conduct a home inspection as part of the transaction process.

No Waivers Before Offer Acceptance: Buyers may not waive the inspection in their initial offer. Waivers are only permitted after the seller accepts the offer.

Reduced Buyer Pressure: This provision removes the competitive pressure buyers often feel to forgo inspections in order to strengthen their bids.

Codified in State Law and Regulations: Implemented under the Affordable Homes Act of 2024 and EOHLC regulation 760 CMR, these rules provide clear guidance for both buyers and sellers across the state.

The new regulations also define the process for how inspections must be disclosed and scheduled and establish penalties for non-compliance by real estate professionals.

While there are limited exclusions—such as certain court-ordered sales, homes sold between immediate family members, or properties already subject to binding arbitration—these cases are uncommon and do not affect the vast majority of transactions.

Protecting Buyers in a Challenging Market
In recent years, Massachusetts' competitive housing market has seen a sharp rise in waived inspections, leaving buyers vulnerable to unforeseen repair costs and safety hazards. This new law responds to those concerns by restoring a basic consumer protection that had effectively disappeared in practice.

“This is a victory for first-time homebuyers, working families, and anyone trying to make a responsible investment in their future,” said a spokesperson from the EOHLC. “Home inspections shouldn’t be a luxury—they’re a necessity.”

For More Information
The full text of the Affordable Homes Act and accompanying regulations (760 CMR) can be found on the EOHLC website at mass.gov/EOHLC.

Media Contact:

ASHI (American Society of Home Inspectors), New England Chapter, and Tiger Home Inspection, and Homebuyerprotection.org

Contact individual: John Gallagher, [email protected], (617) 275-6395?

Contact with any questions or requests for information

10/21/2024

I know it’s been a while but this was worth the wait:

On August 6, our Governor signed the following into law:

SECTION 45. Chapter 143 of the General Laws is hereby amended by adding the following section: - Section 101.
The executive office of housing and livable communities shall promulgate regulations to ensure that no seller of a residential structure or a residential condominium unit, or an agent thereof, shall:
(i) condition the acceptance of an offer to purchase on the prospective purchaser's agreement to waive, limit, restrict or otherwise forego any prospective purchaser's right to have the structure or unit inspected, except when the sale of the structure or unit is to occur at an auction conducted by an auctioneer licensed under chapter 100; or

(ii) accept an offer to purchase from a prospective purchaser, or an agent thereof who, in advance of the seller's acceptance of an offer, informs the seller, either directly or indirectly, that the prospective purchaser intends to waive, in whole or in part, the prospective purchaser's right to inspection; provided, however, that the seller may accept such an offer without violating this section if the prospective purchaser is:
(A) the spouse, sibling, child, parent, grandparent, grandchild, great-grandchild or great-grandparent of the seller; or
(B) the former spouse of the seller and the sale of the structure or unit is being made pursuant to ajudgment or order under chapter 208; provided further, that other limited exceptions may be provided for by regulation.

I believe this includes fines of up to $10,000 per incident.

08/04/2024

I’ve recently seen information being shared by realtors regarding new legislation that is unfounded and inaccurate. Summation of the language is the buyer doesn’t have to disclose to anyone until their offer is accepted as to whether or not they want an inspection. This will protect the buyer from being coerced into forgoing an inspection on the most important purchase of their life. Neither the sellers nor buyers agent is allowed to ask the buyer if they intend to have an inspection before their offer has been accepted. It is still the buyer’s prerogative to have an inspection if they’d like. Please read the legislation.

What the Bill does:
Ensures that any buyer who has their offer accepted can get a full inspection by a Massachusetts licensed professional Home Inspector if they choose
Eliminates the pressure from real estate agents and sellers to waive the inspection contingency on all offers to purchase
Includes a penalty to sellers and real estate agents to discourage bad actors from eliminating the home inspection as a negotiating tool
Allows a buyer to retract their offer after a home inspection
What it doesn’t do:
It is not a mandate or a requirement to have a home inspection - this bill does not force or require anyone to have an inspection when purchasing a property.

Background: Buyers are often told that their offer will NOT even be considered, much less accepted, if they have a home inspection contingency. In a purchase this big, is this fair? Sellers have no disclosure requirements. New home owners that purchased property without an inspection have found issues, ranging from $25,000 to over $150,000.00 to remedy.

Please, please, please share this it needs to go viral.

07/17/2024

I have heard from many people, old friends and random connections, who saw the New The New York Times article I was quoted in today. It has been great fun to have so many folks reach out. It's a Hydrangea Hotline for sure!

05/13/2024

A house is likely your largest purchase, and the home inspection is your opportunity to ensure there are no problems that you may be responsible for down the road.

10/30/2023

https://www.homebuyerprotection.org

Because of YOU, these and many more major issues were found, and your Clients were warned about them. We all have horror stories about expensive and life-safety issues we found at Post-Purchase inspections leaving the new owner with no recourse. A

06/12/2023

Are you dreaming of owning a home? Learn how to take the first step towards homeownership by getting pre-approved for a mortgage! We break down everything you need to know.

https://www.houselogic.com/finances-taxes/financing/how-to-get-preapproved-for-a-mortgage/?cid=eo_sm_fb

06/01/2023

On smart thermostats.

05/05/2023

05/01/2023

L'arco si costruisce con l'aiuto di una struttura provvisoria in legno chiamata cèntina, che serve come supporto temporaneo per appoggiarvi i componenti (conci e chiave di volta).
Raggiunta la cima con l'inserimento dell’ultimo concio (la chiave di volta), la struttura diventa autoportante (che si mantiene in piedi da sola), e la centina può essere rimossa e riutilizzata per realizzare un nuovo arco.

https://arteimmaginecolonna.blogspot.com/2020/04/larte-degli-etruschi.html