For years, especially in the frenzied COVID market, buyers made “clean” offers — no contingencies, no home inspections — to win bidding wars.
That’s no longer allowed. Sellers who accept an offer that waives a buyer’s right to a home inspection could now face legal action.
Here’s what this means for you if you’re preparing to sell in Wellesley, Weston, Needham, Dover, or anywhere across MetroWest.
Why This Law Exists
During the pandemic market, buyers were skipping inspections just to compete. But without inspections, many ended up facing costly surprises — from structural issues to hidden mold. The new law ensures that every buyer has the right to an inspection, protecting both the buyer and the integrity of the transaction.
What Sellers Need to Do
-
Don’t accept waived inspections: Even if an offer looks attractive, you’re risking a lawsuit if you say yes.
-
Expect the inspection process to return as standard: Buyers will almost always schedule one, and it’s best to prepare for it.
-
Stay competitive the right way: You can still negotiate on price, terms, and timing — just within the framework of the law.
Home Inspection Price and Home Inspection Cost
A question that always comes up: what does a home inspection cost buyers?
-
The average home inspection price in Massachusetts ranges from $500–$1,000.
-
The home inspection cost increases if the buyer adds specialized services, like:
-
Home inspection for mold (typically $300–$600 depending on size).
-
Home inspection and radon testing (about $150–$250 extra).
-
For larger homes in Wellesley or Weston, buyers may spend more, since inspections can take longer and require additional specialists.
The Home Inspection Checklist
Buyers (and their inspectors) usually work from a home inspection checklist that covers:
-
Roof, siding, and foundation
-
Electrical and plumbing systems
-
HVAC performance
-
Windows and doors
-
Water damage or signs of leaks
-
Evidence of pests or mold
Knowing what’s on that checklist gives sellers a chance to fix issues before listing, making the process smoother.
How Long Should a Home Inspection Take?
Timing varies with the size and complexity of the home.
-
For an average home in Wellesley, a home inspection typically takes 2–3 hours.
-
For larger estates or older properties, plan for 4+ hours.
This timeline is important for sellers to understand so they can schedule appropriately and reduce stress on inspection day.
Home Inspection When Buying a House
From the buyer’s perspective, a home inspection when buying a house is critical. It helps them feel confident, negotiate fairly, and avoid surprises after closing.
For sellers, this means:
-
Don’t fear the inspection.
-
Use it as an opportunity to show your home is well-maintained.
-
If issues arise, lean on your agent to strategize around repairs, credits, or negotiation.
The Bottom Line for Sellers
This new law is a sea change from the hyper-competitive market of the last few years. Sellers must adapt — but that doesn’t mean you lose leverage.
By understanding home inspection costs, timelines, and checklists, and by preparing for specialized inspections like mold and radon testing, you’ll not only stay compliant but also set yourself up for a smoother, stronger sale.
📲 Thinking about selling in Wellesley or MetroWest this fall? Let’s talk strategy to keep you protected, compliant, and positioned to get top dollar.
