Should you get one before listing?
A pre-sale inspection is the seller hiring an inspector to report on the house before it goes on the market. Mass.gov says a home inspector is typically hired by a buyer just after an offer is signed, but that an owner who plans to sell soon may also want one to identify problems.
| Reasons to do it | Reasons to skip it |
|---|---|
| You learn what a buyer’s inspector may find, before you set a price. | It costs money, and a buyer will usually hire their own inspector anyway. |
| You can fix cheap issues or get quotes for big ones. | You may not want to learn about problems you cannot afford to fix. |
| It can take surprises, and renegotiation, out of the sale. | The report may hold facts you have to think about disclosing. Ask your attorney. |
| Useful for older houses, or houses with a deferred-maintenance list. | If you plan to sell as-is or for cash, an inspection often changes little. |
If you plan to sell as-is, see selling a house as-is in Massachusetts and compare in the cash offer vs listing tool.
What it costs in Massachusetts
We found no official price list. A Massachusetts real estate site (December 2023) put typical inspections at $300 to $600, with add-on tests from $25 to $200: radon, mold, pests or termites, well water and sewer line. That is a real estate blog with input from one agent, so treat it as rough. The price depends on the size and age of the house.
Get two or three quotes from licensed inspectors and ask what the report covers. A cheaper inspection is not always a better deal.
What an inspection covers
The state’s consumer fact sheet says the inspector reviews the readily accessible, exposed parts of the structure: roof, attic, walls, ceilings, floors, windows, doors, basement, foundation, heating and cooling, and interior plumbing and electrical systems.
- It is a snapshot. Under the state rules, the report is based on what is seen on the date of the inspection and is not a prediction of future conditions.
- It will not find everything. The state says inspections do not point out every small problem or any hidden defect.
- It does not cost out repairs. A Board policy says Massachusetts law prohibits home inspectors from giving cost estimates, so get quotes from contractors.
- It leaves out several things. Radon, mold, wood-destroying insects, water quality and other tests are separate and are done by qualified professionals. Ask the inspector about the scope: solar panels, outbuildings, pools, sump pumps and underground pipes are examples of items that may not be included.
Licensing in Massachusetts
Home inspectors in Massachusetts must be licensed. According to Mass.gov, this has been required since May 2001, and you should verify the license before hiring. The Board of Registration of Home Inspectors regulates the profession. Its rules are in 266 CMR, including the standards of practice in 266 CMR 6.00. Inspectors must give a written report that follows those standards.
- Check the license on the Board’s page on Mass.gov. Do not rely on a “certification” from a trade group or a home study course. The state says those are not the same as a license.
- Ask for a sample report and the written contract. The Board’s rules require a written or digital contract.
- Real estate agents other than a buyer’s agent may not directly recommend a specific home inspector to buyers, so do not be surprised if your agent gives you a list or the state fact sheet instead.
Common Massachusetts items to check
These are items that often come up in older New England houses. We list only what we could confirm from official sources.
| Item | What the official source says | What to do |
|---|---|---|
| Radon | Mass. DPH says testing is the only way to know. The EPA action level is 4 pCi/L, and the EPA suggests considering action between 2 and 4. Winter is the best time to test. Houses built after January 2, 2015 in Essex and Middlesex counties must have a passive radon system. We did not confirm any state rule that requires a seller to test. | A kit or a certified radon measurement specialist. Keep the result and share it with buyers. |
| Underground oil tank | The state guide (MassDEP and the Department of Fire Services, revised 2008) says removal contractors generally charged $1,000 to $2,500 or more, a buyer or bank may ask for testing or removal, and the local fire department issues the permit. It says leaving a tank is allowed only in limited cases. | Keep removal and testing records. Expect a higher cost today than the 2008 figure. |
| Termites and other wood-destroying insects | The state fact sheet says these inspections are not part of a basic home inspection and should be done by a qualified professional. | Ask the inspector or a licensed pest company. |
| Septic (Title 5) | A separate inspection for houses on septic. See the Title 5 septic guide. | Book it early. It has its own timing. |
| Smoke and CO alarms | A certificate from the fire department is required to sell or transfer a home. See the smoke and CO certificate guide. | Replace old alarms before you call for the inspection. |
Houses built before 1978 may also involve lead paint. See lead paint disclosure in Massachusetts.
What to do with the results
- Sort the list into safety items, items that could cause damage (water, roof, electrical), and cosmetic items.
- Fix cheap safety items and keep receipts.
- Get contractor quotes for the big items. Compare the cost with the effect on price. See repairs worth doing before selling.
- Decide: fix, credit or sell as-is. You can fix, lower the price, or offer a credit. Your agent and attorney can help.
- Ask your attorney about disclosure before you list. See seller disclosure in Massachusetts.
Disclosure and the buyer’s inspection
Under the state’s rules for residential sales (760 CMR 74.00), which Mass.gov says apply to sales after October 15, 2025, sellers and their agents cannot condition acceptance of an offer on the buyer waiving a home inspection. With some exceptions (such as sales between relatives, foreclosures and some new construction), sellers must give buyers a separate signed written disclosure. The state’s page for agents says:
- The disclosure must be signed before the buyer makes an agreement to purchase.
- An agreement to purchase cannot be contingent on the buyer giving up the right to inspect, although a buyer is not required to inspect.
- The seller and the buyer can agree on reasonable inspection terms in the first agreement, such as the time to inspect and a dollar threshold to cancel.
So a seller’s report does not replace the buyer’s inspection. Buyers usually hire their own. Read the purchase and sale agreement guide and ask your attorney how an inspection contingency works in your deal.