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In Massachusetts’ highly competitive real estate market, it’s not uncommon for buyers to waive traditional contingencies—especially the home inspection—in an effort to win bidding wars. As a result, pre-offer inspections have become an increasingly popular strategy. But are they the right move? And what’s changing in state law that may affect how they’re used? Let’s break it down.
A pre-offer inspection is a quick, limited-scope inspection performed before submitting an offer on a property. It gives buyers a brief window of insight into the home’s condition—typically focusing on high-priority areas like the foundation, roof, plumbing, and electrical systems. The idea is to spot any red flags before making a competitive offer, especially if you plan to waive a full inspection contingency.
These inspections are often completed in 30–60 minutes and may not result in a full report - and sometimes no report at all. They’re designed to be fast, surface-level reviews to help buyers make more informed decisions without slowing down the offer process.
In a market where homes often receive multiple offers within days, buyers are under pressure to move hastily . Sellers love offers without inspection contingencies because they carry no of renegotiation or less risk of a deal falling apart.
To stay competitive, some buyers choose to get a pre-offer inspection instead of including a traditional inspection contingency clause. This allows them to submit an offer “as is” while still attempting to gather information about the property’s condition.
Massachusetts is currently reviewing legislation that will impact when home inspections are conducted, guaranteeing buyers the right to a full home inspection and making pre-offer inspections unnecessary. The proposed changes aim to protect buyers by ensuring that homebuyers’ offers can’t include a waiver of a home inspection. After buyers’ offers are accepted, they’ll be able to opt to have a full home inspection that meets the current state standards, and no longer have to settle for the limitations of quick-scope evaluations.
At MKC Home Inspection, we’re not just watching these changes—we’re actively helping lead the charge. Through our involvement with local industry associations and advocacy groups, MKC is playing a key role in shaping new legislation that will create more transparency, improve standards, and ensure that buyers aren’t unknowingly left unprotected. We’re committed to putting consumer protection at the forefront of this conversation.
While we understand the appeal of pre-offer inspections in a fast-moving market, MKC Home Inspection does not offer them.
We believe that a comprehensive home inspection is one of the most important tools a buyer has to make an informed decision. Rushed, partial inspections simply don’t offer the same level of insight or protection, and expose buyers, agents and inspectors to far more risk. We recommend that buyers push for full inspection rights whenever possible and consult with experienced agents about writing strong—but protected—offers.
If you’re navigating the Massachusetts housing market, be aware of the risks that come with waiving inspection contingencies. And stay tuned for important legal updates that could impact how transactions are handled moving forward. If you have questions about the process or want a thorough inspection after your offer is accepted, MKC Home Inspection is here to help.
Contact MKC Associates to schedule your home reinspection and keep the purchase process moving quickly!
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