Inspection Negotiations are Back (And Here's What That Means For You)
Remember when buyers had to waive home inspections just to get their offer looked at? Those days are over.
Since October 15, 2025, Massachusetts law prohibits sellers from requiring buyers to waive their inspection rights. Translation: Every home purchase now includes an inspection—and the negotiation that comes with it.
If You're Thinking About Buying
Good news: You don't have to choose between being competitive and protecting yourself anymore. The inspection contingency is yours to keep.
The catch: You still need to be strategic. Here's how:
Propose a reasonable timeline. 7-10 days is typically fair and won't scare off sellers.
Hire a licensed inspector. This isn't the place to cut corners or call your handy uncle.
Pick your battles. Every house has issues. Focus on safety concerns and major systems, not the fact that the kitchen isn't your style.
Remember the market. You have inspection rights, but you're still competing with other buyers. Requesting $10,000 in repairs for minor cosmetic issues is a great way to lose a deal.
If You're Thinking About Selling
Reality check: Inspections are now part of your timeline. Plan for it.
Smart moves:
Get ahead of it. Consider a pre-listing inspection so you can address issues before buyers find them. Transparency builds trust (and often leads to better offers).
Budget for negotiation. Set aside time and potentially money for the post-inspection conversation. It's coming.
Respond professionally. Not every inspection item deserves a concession, but stonewalling legitimate concerns kills deals. I will help you figure out what's reasonable.
Keep perspective. A $500 repair request isn't worth losing a $850,000 sale over.
The Art of the Inspection Negotiation
Here's what most people get wrong: They treat inspection negotiations like a battle instead of a collaboration.
Buyers: The goal isn't to nickel-and-dime the seller into submission. It's to ensure you're not buying a money pit.
Sellers: The goal isn't to refuse every request on principle. It's to close the deal while being fair about legitimate issues.
The best outcomes happen when both sides focus on material defects—safety issues, failing systems, structural problems—and get creative with solutions. Maybe the seller fixes the roof but gives a credit for the outdated HVAC. Maybe the buyer accepts the property as-is with a price reduction. There's usually a path forward if both parties are reasonable.
What You Can't Do Anymore
Some buyers and sellers have tried to get cute with language like "inspection for informational purposes only" or "buyer agrees not to request repairs."
Don't. Any provision that makes the inspection meaningless violates the regulation. You can agree to reasonable limitations (like a monetary threshold), but work with me and your attorney to stay compliant.
Why This Actually Matters
For years, buyers were pressured into skipping one of the most important steps in the home-buying process. Now that protection is back, and it's changing how deals come together.
It means buyers can make informed decisions. It means sellers need to be prepared for honest conversations about their property's condition. And it means both sides benefit from transparency.
The inspection phase doesn't have to be adversarial. When handled professionally, it's an opportunity to build trust and ensure everyone feels good about the transaction.
Questions?
Whether you're buying, selling, or just curious about how this affects the market, I'm here to help you navigate it successfully.
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