Who Pays for a Home Inspection: Buyer or Seller?

Key Takeaways:

• Massachusetts’ new Affordable Homes Act ensures that buyers can’t be pressured into waiving home inspections, making the process fairer and more transparent. While inspections aren’t legally required, they’re highly recommended and typically paid for by the buyer as part of due diligence before closing.
• Once the results of the home inspection are ready, it’s between the buyer and the seller to determine who will pay for what, if any, repairs or upgrades.
• Sellers may opt to pay for a home inspection before putting their house on the market to proactively make necessary repairs.

Whether you’re buying or selling a home, one question that will inevitably come up is: who pays for the home inspection?

The home inspection, while not required by Massachusetts law, is part of the process and can help buyers decide whether to continue with the transaction. Read on for more information about the inspection part of the process, including who pays for it, when exceptions might be made, and how to find a reliable home inspector.

Leveling the Playing Field

Although home inspections are not mandatory, a law signed on October 15, 2025, has shifted the home inspection process in Massachusetts and is the first of its kind in the country. It will allow buyers to perform their due diligence. The law is called the Affordable Homes Act. 

The law prohibits sellers or their agents from pressuring buyers to waive a home inspection, though the buyer can choose to waive the inspection AFTER the offer is accepted. The offer cannot include language that the buyer will waive the inspection; this will level the playing field for all buyers.

Sellers must provide buyers the Massachusetts Residential Home Inspection Disclosure Form.  This form is a state-required form that sellers must provide to buyers in most residential real estate transactions before or at the time the first written purchase contract is signed.

The form informs buyers of their right to hire a licensed home inspector. 

• Confirms that the seller is not requiring the buyers to waive a home inspection
• Acknowledges that the buyer has the right to a reasonable inspection period after contract execution
• Requires signatures from the buyer, seller, and the seller’s agent

Who Pays for a Home Inspection

Typically, the buyer pays for the home inspection. Since it’s not required by law, a home inspection is considered part of the buyer’s due diligence before the closing.

Home inspections let the buyer get a clearer picture of the major investment they’re about to make. Now that they’ve seen the house, possibly more than once, and are reasonably sure they want to continue with the sale, the inspection goes further. Professional inspections usually cover the condition of the home’s:

• HVAC system
• Roof condition
• Foundation and structural integrity
• Plumbing system
• Electrical system
• Attic or crawl space conditions

After the inspection, the buyer is given a copy of the inspection report. This report includes details on parts of the property that may not function, may not be up to code, or may have structural defects. Buyers can use this report to request repairs from the seller, negotiate costs, or walk away from the sale. Note that inspectors can’t make repairs, nor can they make recommendations on whether to have these items repaired. Their job is to be an objective, outside observer.

Who Pays for Repairs

Buyers can request that certain adjustments or repairs be made, but the seller is under no obligation to comply with the request. This is when negotiations come into play.

If a seller refuses to make requested repairs, buyers may:

• Request a price reduction so they can use the savings to pay for repairs themselves.
• Try to renegotiate parts of the deal.
• Continue with the deal without changes or price reductions.
• Walk away from the deal.

This is where a good real estate agent really comes in handy for both buyers and sellers. They have the expertise to help you negotiate realistic conditions for making repairs or updates to the property.

When Sellers Might Pay for a Home Inspection

Occasionally, sellers might choose to make a proactive home inspection. This usually happens when they want to bring their house up to date before putting it on the market, thereby allowing them to request a higher listing price. Hiring a home inspector before you start the selling process allows you to identify and fix problems early.

In some cases, a seller might hire their own home inspector after a buyer’s report has come back.

Finding a Reliable Inspector

A professional, unbiased home inspector is irreplaceable when it comes to the major investment of buying a home. When looking to hire a home inspector, check for the following:

• Experience and reputation. Find someone with local experience who knows what types of unique homes and conditions we have here in Massachusetts.
• Adherence to standards and practices. Your home inspector should hold themselves to the highest standards and best practices as defined by the state. In fact, they should consider it “best practice” to go above and beyond state laws and regulations.
• Expert team and training. It’s not only the inspector you’ll be dealing with. The back office should have friendly, trained representatives ready to answer your questions and put your mind at ease throughout the process.
• Comprehensive services. Look for a company that provides additional specialized services beyond a basic home inspection.

FAQs: Home Inspection

Q: At what point during the buying/selling process is an inspection performed?

A: Home inspections typically happen toward the end of the homebuying process, after a seller has accepted an offer but before the closing documents have been signed and money has changed hands.

Q: What are the home inspector rates in Massachusetts?

A: Home inspections generally cost anywhere from $300 to $600 in Massachusetts. Factors affecting the cost include: size of the property, type of inspection, location, and how complex the inspection will be.

Q: Is a home inspection required for mortgage insurance?

A: While home inspections are not required by law for mortgage insurance, they are strongly recommended so that your insurance company can better estimate your insurance needs.

Q: Are home inspections required by law in Massachusetts?

A: No. However, they must receive a written disclosure that they were not pressured to waive the inspection by the seller or real estate agent.

Q: What are “specialty inspections,” and do I need one?

A: Depending on the age and condition of the home, specialty inspections may be requested at the expense of the buyer (or negotiated with the seller), including:

• Termite or other pest inspections
• Radon testing
• Asbestos inspection
• Roof certification
• Sewer line inspection
• Mold inspection

Q: Can a seller refuse a home inspection?

A: No. Once a request has been made, a seller must cooperate with the inspection. Further, they may not refuse to accept an offer because the buyer requests an inspection, nor may they pressure the buyer to waive their right to an inspection.

Award-Winning Home Inspection Services

For over 20 years, Tiger Home Inspection has been providing peace of mind to Massachusetts home buyers and sellers. We’re open 7 days a week to answer all of your home inspection questions and guide you through the process step by step. 

Trust the experience and expertise of Tiger’s trained inspectors. Contact us today to learn more about our range of home inspection services and to get a home inspection quote.