For Massachusetts homeowners worried about hidden problems lurking in their property, a new state law is about to offer significant peace of mind — or at least that’s the intent.
The law, taking effect this June, is part of the state’s comprehensive Affordable Homes Act designed to address the state’s housing affordability challenges. It aims to empower homebuyers by providing greater transparency about potential structural problems of a prospective home.
The new rule, part of the Act signed by Massachusetts Gov. Maura Healey in 2024, would make it illegal to condition the sale of property on a waiver of an inspection. While the intent is straightforward — it would appear to shield first-time buyers from crippling repair bills — real estate professionals warn it might backfire.
Supporters argue that the law protects homeowners from unforeseen structural expenses, specifically targeting the growing issue of crumbling concrete foundations. Many Massachusetts homes, particularly in Worcester and Hampden counties, are built on foundations containing pyrrhotite — a mineral causing concrete to deteriorate over time.
It’s believed tens of thousands of homes may be affected by pyrrhotite, with repair costs reaching up to $300,000, in at least one case documented by Undark. The new law seeks to prevent such disasters by mandating more rigorous disclosure requirements, ensuring buyers are informed of any known foundation problems or risks, effectively shielding them from costly surprises down the line.
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Cracks in the foundation: Why real estate pros worry
Would-be homebuyers like Tina Shukar — who has been trying and failing for years to buy her first home — are cheering the law.
“The problem is that I am competing against companies that do home flips,” she says, “and they use cash to buy properties and skip inspections and all that.”
Despite the law’s intentions, real estate professionals in the area aren’t happy. NAR’s 2025 Broker Relations Liaison and The Lamacchia Companies CEO Anthony Lamacchia says that while he agrees home inspections can be effective for buyers, the new regulation severely handcuffs realtors by taking away a tactic that can speed the sale of a home: the waiving of an inspection.
“It is literally going to prohibit realtors from doing things that they are supposed to do,” Lamacchia says. “You are supposed to convey what a buyer is trying to achieve. You are supposed to advocate for the advantages of the seller taking your buyer’s offer. Now if a seller hears that or a listing agent hears that, they’re not supposed to accept that offer. It doesn’t make sense.”
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By requiring stringent disclosures, cash buyers lose the primary benefit of speed, which Lamacchia believes will drive them away from Massachusetts’ already expensive real estate market altogether.
“It takes away rights from buyers and sellers and it’s a real problem.”
Price pressures: Home values and market impact
Massachusetts’ housing market isn’t cheap. The median sale price for a single-family home in Massachusetts was $678,800 in May 2025, a 5.5% year-over-year jump, according to Redfin and placing it among the most expensive in the nation.
With high prices already presenting significant barriers for first-time buyers, supporters say the law is important to ensuring these sizable investments don’t become costly nightmares.
Realtor say these additional requirements could chill an already tense market, making transactions lengthier and more complex. Lamacchia emphasizes that realtors rely on flexibility to advocate effectively for their clients, something he sees being stripped away by these regulations.
What homeowners can expect
The concrete foundation crisis, especially prevalent in western and central Massachusetts, initially triggered the state’s involvement. Homes built from concrete mixed with pyrrhotite (a substance mined predominantly from one quarry) began exhibiting structural cracks that led to costly repairs. The state stepped in to help affected homeowners, ultimately leading to broader legislative actions reflected in the state’s 2024 Affordable Homes Act.
For prospective buyers and current homeowners, this law brings a robust safety net, greatly reducing the risk of encountering unforeseen and costly foundation repairs. Sellers, however, need to brace for potentially longer selling timelines and increased due diligence. Full transparency, though comforting to buyers, could be cumbersome for sellers needing quick sales.
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This article provides information only and should not be construed as advice. It is provided without warranty of any kind.
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