🏠 Biggest Home Inspection Red Flags Every Massachusetts Buyer Should Know

(Updated October 2025 | Bentley’s Real Estate – Your Local MA Experts)

Buying a home in Massachusetts is one of the largest investments you’ll ever make — which is why the home inspection is such a critical part of the process. Under Massachusetts law (760 CMR 74.00), every buyer has the right to hire a licensed home inspector before signing a purchase agreement. Skipping or rushing through this step could leave you facing major repair costs or safety issues later on.

🔍 Why Massachusetts Buyers Can’t Waive Home Inspections

Since 2024, the Executive Office of Housing and Livable Communities (EOHLC) has required that sellers cannot condition an offer or sale on a buyer’s waiver of inspection rights. In plain terms:

  • Sellers must allow you to conduct a full inspection by a licensed MA home inspector.

  • Agents must disclose this right to both buyer and seller.

  • Waiving this inspection (except in limited cases like auctions or family transfers) violates state law.

⚒️ 1. Foundation Problems

Your home’s foundation keeps everything stable — and any weakness here can affect the entire structure.

Red flags:

  • Large horizontal wall or floor cracks

  • Uneven or sloping floors

  • Doors or windows that won’t close correctly

  • Sagging ceilings

Even hairline vertical cracks can indicate settling; anything wider should be assessed by a foundation specialist before purchase. Foundation repairs in MA can run $5,000 – $40,000+, depending on severity.

💧 2. Water Damage and Drainage Issues

Massachusetts’ weather makes proper drainage essential. Water intrusion can damage structural wood, invite mold, and even reduce your home’s insurability.

Watch for:

  • Brown or yellow ceiling stains

  • Peeling paint or bubbling plaster

  • Musty basement odors

  • Pooling water near the foundation

Persistent moisture can weaken your foundation and drive up insurance premiums, so get a licensed MA inspector to verify any signs of leaks or past flooding.

🚰 3. Plumbing Problems

Many older MA homes have outdated plumbing. Minor leaks can hide bigger issues inside walls.

Common signs:

  • Low water pressure

  • Corroded or rusty pipes

  • Water damage under sinks or around toilets

Plumbing repairs range from $150 to $1,000+, but neglected systems can escalate into costly mold or foundation repairs.

⚡ 4. Electrical Hazards

New England’s antique housing stock often hides outdated or unsafe wiring. Faulty systems can cause fires or electrocution — both safety and insurance red flags.

Look for:

  • Exposed or taped wires

  • Burn marks or warmth near outlets

  • Buzzing when using appliances

  • Old fuse boxes or knob-and-tube wiring

Upgrading to code can be a non-negotiable expense before move-in or closing.

🐜 5. Pest Infestations

Termites, mice, and carpenter ants are common in Massachusetts’ humid climate. They threaten both wood framing and your peace of mind.

Inspection clues:

  • Mud tubes along the foundation

  • Hollow-sounding wood

  • Droppings, nests, or gnawed materials

Termite repair averages $3,000 – $4,000 — and prevention is cheaper than remediation.

🧭 What to Do If Your Inspection Reveals Red Flags

Under Massachusetts law, you have the right to:

  • Negotiate repairs or credits with the seller,

  • Request a price adjustment, or

  • Walk away if the issues are beyond your comfort level.

Always consult both your real estate agent and licensed MA inspectors before making a final decision.

🏡 Final Thoughts

While no property is flawless, understanding these home-inspection red flags — and your rights under 760 CMR 74.00 — helps you make confident, informed choices. Whether you’re buying in Newburyport, Amesbury, or Greater Boston, Bentley’s Real Estate is here to guide you through a safe, transparent, and legally sound home-buying process.