Sep 18, 2025 | Home Buyer Tips, Home Closings, Home Selling Tips
This change is designed to level the playing field in competitive markets, but it will also affect negotiation strategies and closing timelines. Here’s what both sides should know.
For Buyers: Expanded Rights and Protections
- Guaranteed Inspection Option
Every buyer now has the right to hire a licensed home inspector and a reasonable time to complete the inspection. Waivers can no longer be required or even suggested.
- Negotiating After Inspection
If the inspection reveals defects, buyers maintain the right to renegotiate, request repairs or credits, or walk away according to the terms of their purchase and sale agreement.
- Reduced Pressure in Hot Markets
In past years, many buyers waived inspections just to compete with cash-heavy or fast-moving offers. This law ensures buyers won’t have to sacrifice due diligence for speed.
For Sellers: New Disclosure Obligations
Some buyers may still try to waive inspections voluntarily to appear competitive. Sellers and their agents need to know:
- Such provisions should be flagged and removed to comply with the law.
- Attorneys should review offers carefully and strike any prohibited terms.
- Accepting an offer that includes a waiver could expose the seller and agent to claims under Chapter 93A, Massachusetts’ consumer protection law.
For buyers, the new inspection law provides peace of mind and protection from making high-stakes decisions without adequate information. For sellers, it adds a layer of compliance and documentation but also creates a more transparent, balanced market.
The key for both sides is preparation: buyers should budget for inspections and know how to use results in negotiations, while sellers must update disclosures and scrub old contract language. With proper guidance from agents and attorneys, these changes don’t have to slow down a sale — they can simply make it safer.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
Sep 18, 2025 | Home Buyer Tips, Home Closings, Home Selling Tips
While the regulation was designed to protect buyers, it also creates new risks for agents, attorneys, and lenders if disclosures aren’t handled correctly. A missing form or inconsistent provision in the purchase and sale agreement could delay — or even derail — a closing.
How Inspection Rules Affect the Closing Table
At closing, attorneys and lenders must ensure that all statutory disclosures are present and consistent with the contract. If the required inspection notice is missing, it may raise red flags:
- Title attorneys may delay disbursement until the compliance issue is fixed.
- Lenders could halt the transaction over concerns that state consumer protection laws were violated.
- Buyers may have leverage to walk away or renegotiate, citing failure to provide inspection rights.
Even a small oversight can snowball into days or weeks of delay, costing clients money and trust.
Tips for Agents and Attorneys
- Update Your Templates Now
Make sure every purchase and sale agreement, addendum, and disclosure packet includes the new inspection rights notice. Outdated templates are a recipe for problems later.
- Communicate Early With Clients
Prepare sellers to understand that inspection waivers are no longer permitted. Set buyer expectations about the timeline and scope of inspections to avoid disputes when deadlines arrive.
- Double-Check Consistency
Attorneys should cross-reference the purchase agreement and inspection disclosure to confirm the language matches. Conflicting terms — such as an old clause suggesting waiver — can create legal ambiguity.
- Audit Before Closing Day
Just as you would verify payoff statements and commission splits, add “inspection disclosure provided” to your pre-closing checklist. Catching errors early keeps the transaction moving.
The Risk Under Chapter 93A
Failure to comply with the new rules can be treated as an unfair or deceptive act under Massachusetts General Laws Chapter 93A. That means exposure not just to delays but to potential multiple damages and attorney’s fees in litigation. For professionals, ensuring compliance isn’t just about efficiency — it’s about risk management.
Massachusetts’ new inspection rules will reshape the flow of transactions. By updating forms, tightening checklists, and communicating clearly with clients, real estate professionals can keep deals on track and avoid costly delays at the closing table.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
Sep 18, 2025 | Home Buyer Tips, Home Closings, Home Selling Tips
This new rule — part of the Affordable Homes Act and published under 760 CMR 74.00: Residential Home Inspection Waivers — is designed to protect buyers in a competitive market. In recent years, many buyers felt forced to waive inspections to make their offers more attractive, sometimes only to discover major defects after the closing. The new regulation aims to end that practice.
Here’s the heart of the regulation:
- No More Required Waivers: Sellers, listing agents, and brokers cannot condition the acceptance of an offer on the buyer giving up their inspection rights. Even hinting that a waiver is expected is off-limits.
- Mandatory Disclosure: Sellers (or their agents) must give buyers a written notice confirming that the purchase is not contingent on waiving an inspection. The notice must also inform buyers of their right to hire a licensed home inspector and to have a reasonable period to complete the inspection.
- Limited Exceptions: Certain transactions are exempt, including new home sales by builders, transfers between family members, and foreclosures or auctions.
What Real Estate Professionals Need to Update
These changes mean agents, lenders, and attorneys will need to revisit their standard forms and practices:
- Listing Agreements and Purchase & Sale Contracts: Remove any language that suggests waiving inspections as a competitive tactic.
- Disclosure Checklists: Add the new required notice and make sure it is provided in writing to every buyer.
- Training and Client Conversations: Agents should prepare to explain to sellers that inspection waivers are no longer an option. Attorneys should counsel clients on compliance and be alert for outdated contract language.
- Closing Procedures: Lenders and closing attorneys should confirm that inspection rights and notices have been properly documented before disbursement.
Why It Matters: Chapter 93A Liability
Violating the new inspection rules may expose sellers, brokers, or even attorneys to claims under Massachusetts General Laws Chapter 93A (Consumer Protection Act). That means:
- Unfair or Deceptive Practices: If a buyer is pressured into waiving inspection rights or isn’t provided the proper notice, it could be considered an unfair or deceptive act.
- Damages and Fees: Chapter 93A allows for multiple damages and recovery of attorney’s fees — a costly risk for professionals and clients alike.
- Delayed or Voided Closings: Non-compliance could trigger disputes that stall or cancel transactions, undermining client trust and professional reputations.
Massachusetts’ new home inspection waiver rules mark a significant shift in real estate practice. Beginning this fall, professionals will need to update their contracts, disclosures, and client conversations to reflect the new protections.
For agents, lenders, and attorneys, the safest path is clear: put compliance at the top of your checklist now to avoid costly surprises later.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
Aug 21, 2025 | Home Buyer Tips, Home Buying Tips, Home Care, Home Maintenance, Home Mortgage, Home Seller Tips, Home Selling Tips, Homebuyer Tips, Homeowner Tips, Housing Analysis, Housing Market
First-time buyers now account for 58% of agency purchase lending, and Gen Z makes up a growing 25% of those loans. But winning their business requires a fresh approach: digital-first experiences, alternative credit scoring, and tailored loan products. For mortgage lenders in Massachusetts and New Hampshire, this isn’t just theory — it’s survival. In this playbook, we’ll break down the strategies that resonate with today’s buyers and help you capture tomorrow’s market.
The share of first-time buyers is shrinking overall, and the median age of a first-time buyer has risen to 38. Gen Z, though small in numbers (just 3% of all buyers), is punching above its weight by embracing FHA loans, family assistance, and affordable markets. Millennials, meanwhile, are stalling under the weight of rising home prices and stagnant incomes.
For lenders, the question isn’t if you should adapt to these buyers — it’s how quickly you can.
Offer FHA and Low Down Payment Options
Younger buyers are strapped with student loans and high living costs, making traditional 20% down payments unrealistic. FHA and other low down payment products have become lifelines. Highlight these programs in your outreach, and make sure your application process clearly explains requirements, insurance costs, and benefits.
Playbook Tip: Don’t just advertise “low down payment loans.” Provide easy-to-digest comparisons that show real monthly savings.
Embrace Digital-First Lending
Gen Z has grown up with apps, mobile banking, and online shopping. They expect the same ease when applying for a mortgage. That means:
- Online application portals that track progress in real time
- Virtual closings and e-signatures
- Mobile-friendly communication (texts > voicemails)
Playbook Tip: Invest in user experience. A clunky or outdated digital system is the fastest way to lose a young buyer’s trust.
Expand Credit Access with VantageScore 4.0
Traditional FICO models miss many younger buyers who have limited credit histories. The adoption of VantageScore 4.0 by Fannie and Freddie now allows rental, utility, and telecom payments to count toward creditworthiness.
Playbook Tip: Educate buyers on how their rent payments or phone bills can help build eligibility. Position your firm as the one that “opens doors” others might close.
Focus on Affordable Regions
Gen Z and millennials are avoiding expensive coastal metros and targeting affordable hubs. While Boston remains out of reach for many, smaller Massachusetts and New Hampshire markets — from Worcester to Nashua — are becoming hotspots.
Playbook Tip: Tailor marketing to highlight affordable entry points in your lending region. Show young buyers where their money stretches further.
Educate, Don’t Intimidate
Younger buyers are financially cautious. They want transparency, not jargon. Offering educational content — from down payment savings tips to debt reduction strategies — helps position lenders as trusted partners rather than gatekeepers.
Playbook Tip: Host webinars, create short guides, or even offer 1:1 consultations specifically for first-time buyers.
The Lender Recommendations at a Glance
Here’s your quick reference guide to reaching tomorrow’s homeowners:
- Emphasize low down payment / FHA products
- Highlight digital ease with online applications and virtual closings
- Promote new credit scoring models (VantageScore 4.0, rent/utility history)
- Segment geographically toward affordable regions
- Provide educational resources to build trust and financial readiness
The next generation of homebuyers is smaller, more cautious, and more demanding of digital convenience — but they’re also motivated. By rethinking your lending approach now, you can not only capture Gen Z and millennial buyers but also build loyalty that carries into their next purchase.
At The Law Office of David R. Rocheford, Jr., P.C., we partner with buyers and lenders across Massachusetts and New Hampshire to ensure every closing is smooth, compliant, and future-ready.
Let’s talk about how we can support your lending process and protect your transactions — schedule a consultation today
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
“I would highly recommend David as a closing attorney. I have known David and have been using his office for many years. David’s professionalism when dealing with me, my closing department and most especially my clients has been always exemplary.”
SENIOR LOAN OFFICER, SHAMROCK FINANCIAL SERVICES
“The Law Office of Attorney David R. Rocheford, Jr. is by far the most exceptional real estate law office that I have had the pleasure of working with. The professionalism is by far second to none.”
SENIOR LOAN OFFICER, SALEM FIVE MORTGAGE SERVICES
“Attorney David Rocheford has provided settlement and title services for me and Greenpark Mortgage several years. He has assisted all of my clients, including my family and friends with mortgage closings. Always providing excellent service. Reliable and trustworthy!”
Aug 21, 2025 | Buying Real Estate, Consumer Tips, Credit Scoring, Home Building Tips, Home Buyer Tips, Home Buying Tips, Home Closings, Home Mortgage, Home Mortgage Tips, Home Seller Tips, Home Selling Tips, Home Tips, Home Values, Homebuyer Tips, Homeowner Tips
Once upon a time, the path to homeownership started in your late 20s. Today, the median age of a first-time buyer has climbed to 38 — the highest in U.S. history. In Massachusetts and New Hampshire, where prices remain high and incomes haven’t kept pace, first-time buyers make up only 24% of the market. This generational shift isn’t just a national trend — it’s reshaping local markets, too. Let’s explore why fewer young buyers are entering the game and what it means for buyers, sellers, and lenders alike.
The Shrinking First-Time Buyer Pool
In 2010, first-time buyers represented half the housing market. By 2024, that number dropped to less than a quarter. It’s not because younger generations don’t want to buy — surveys show they do — but the financial barriers are higher than ever.
For Massachusetts and New Hampshire buyers, the challenge is particularly acute. Both states rank among the nation’s most expensive housing markets, with limited inventory and bidding wars still common in desirable areas. That leaves many would-be buyers sidelined, even when mortgage rates dip slightly.
Why It’s Harder Than Ever
The income needed to buy a median-priced home has soared to over $126,000 a year, nearly 60% higher than in 2021. Meanwhile, household incomes in the region have barely budged. That mismatch has locked many younger buyers out of the market.
Millennials and Gen Z carry heavy financial baggage, from student loans to credit card balances. With Gen Z’s average personal debt topping $94,000, saving for a down payment feels more like a marathon than a sprint.
Entry-level homes — once the natural first step into ownership — are scarce. Many builders in New England focus on higher-margin luxury units, while affordable starter homes are either aging or quickly snapped up.
Younger generations are delaying marriage, children, and long-term settling, which historically drove first-home purchases. Add in higher rent burdens and inflation, and the dream of ownership is being pushed later into life.
What This Means for Sellers
If you’re selling in Massachusetts or New Hampshire, this trend could mean fewer young families competing for your property. That may soften demand in some price brackets, especially for entry-level homes. On the flip side, it also means that when younger buyers do show up, they’re highly motivated — and often well-prepared with family support, FHA financing, or cash gifts.
What This Means for Lenders
Lenders can’t assume yesterday’s products will work for today’s market. Winning over first-time buyers requires:
- FHA and low down payment options to lower the entry barrier
- Alternative credit scoring (including rental and utility history) to qualify more applicants
- Digital-first lending to meet younger buyers where they are
- Educational resources to guide cautious, debt-burdened buyers through the process
The lenders who succeed won’t just hand out mortgages — they’ll provide tools, trust, and guidance.
What This Means for Buyers
If you’re a first-time buyer in MA or NH, you’re not alone in feeling like the deck is stacked against you. But there are pathways forward:
- Explore FHA or MassHousing programs that reduce down payment hurdles
- Work with a closing attorney early to understand costs and risks
- Consider expanding your search beyond major metros into more affordable towns or suburbs
The shrinking pool of first-time buyers isn’t just a statistic — it’s a reality that shapes how homes are bought, sold, and financed in Massachusetts and New Hampshire. For buyers, it means persistence and planning. For sellers, it means understanding who your likely buyers really are. And for lenders, it means rethinking old playbooks to stay relevant.
At The Law Office of David R. Rocheford, Jr., P.C., we help buyers, sellers, and lenders adapt to today’s challenges and keep closings on track.
Ready to navigate the new landscape? Contact us today
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
“I would highly recommend David as a closing attorney. I have known David and have been using his office for many years. David’s professionalism when dealing with me, my closing department and most especially my clients has been always exemplary.”
SENIOR LOAN OFFICER, SHAMROCK FINANCIAL SERVICES
“The Law Office of Attorney David R. Rocheford, Jr. is by far the most exceptional real estate law office that I have had the pleasure of working with. The professionalism is by far second to none.”
SENIOR LOAN OFFICER, SALEM FIVE MORTGAGE SERVICES
“Attorney David Rocheford has provided settlement and title services for me and Greenpark Mortgage several years. He has assisted all of my clients, including my family and friends with mortgage closings. Always providing excellent service. Reliable and trustworthy!”
Jun 19, 2025 | Around The Home, Around The Hoome, Artificial intelligence, Buying Real Estate, Chapter 7 Bankruptcy, Consumer Tips, Credit Scoring, Fair Housing, Federal Reserve, FHFA, Financial Crisis, Financial Fraud, Financial Reports, Foreclosure, Happy Thanksgiving, Holidays, Home Building Tips, Home Buyer Tips, Home Buying Tips, Home Care, Home Care Tips, Home Closings, Home Decorating, Home Financing Tips, Home Maintenance, Home Mortgage, Home Mortgage Tips, Home Seller Tips, Home Selling Tips, Home Tips, Home Values, Homebuyer Tips, Homeowner Tips, Housing Analysis, Housing Market, Interesting Stuff, Investment Properties, Legislation, Market Outlook, Mortagage Tips, Mortgage, Mortgage Guidelines, Mortgage Lenders, Mortgage Rates, Mortgage Tips, mortgage-rates-whats-ahead-september-17-2012, News, Organization Tips, Personal Finance, Probate Law, Rankings, Real Estate, Real Estate Agent Information, Real Estate Definitions, Real Estate Tips, Real Estate Trends, Realtors, Selling Real Estate, Selling Your Home, Short Sales, Statistics, Success, Taxes, The Economy, Title Insurance
Whether you’re buying with cash, investing from abroad, transferring property to a family member, or just trying to close without a headache, you’ll want to know what can trigger federal scrutiny — and how to stay off the radar.
From flagged wire transfers and shell companies to gift-of-equity sales and land near military zones, this isn’t your average title-and-keys situation.
It’s real estate with a side of national security, tax enforcement, and financial crime prevention.
Is Big Brother Watching Your Home Sale?
What Buyers and Sellers Should Know About Federal Oversight
You’re Not Paranoid — They Might Actually Be Watching
What you didn’t know on how federal agencies keep tabs on select real estate transactions.
Your Closing Packet Could Be a Federal File
How Your Paper Trail Might Raise Red Flags — And What You Can Do About It
What the FBI, IRS, and Homeland Security
Could See in Your Closing Docs
We’re unpacking what agencies might spot inside your deal’s fine print.
Caught in the Crosshairs? What Triggers Federal Interest in Your Home Sale
The Top Red Flags That Could Invite a Closer Look from Washington
Cash, LLCs, or Land Near a Base? You Might Just Be a Target
The warning signs that put your deal on the government’s radar — and how to stay clear.
Follow the Money: How the IRS Tracks Financial Crimes Through Real Estate
From Unreported Income to Shell Game Schemes
— What IRS-CI Is Looking For
Your Closing Could Be an Audit Trigger — Here’s How the IRS Sees It
Explore the patterns, documents, and loopholes that turn ordinary deals into criminal cases.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
“As a realtor, the Rocheford team went above and beyond to make sure my client was not only protected from a legal standpoint but also operated in a timely manner to execute the sale of my client’s dream home.
Thank you for the great experience for myself and my client! Looking forward to our next deal together!”
Realtor®
“I don’t usually use attorneys that often. But if an attorney is needed, I couldn’t recommend this law office enough. I always pride myself on responding quickly to emails and calls, but I was in awe of how fast paralegal Robert Heckman would respond to us. We sold our house a couple months ago and then did a two-part land swap with neighbors and my folks, and both transactions were seamless, including coming in to sign paperwork.
In short, if you need a law office that is responsive and attentive to detail, definitely consider them!”
Leominster, MA
“Excellent, conscientious and professional.
The communication throughout our Real Estate transaction was better than expected. We thought the fee to be very reasonable considering the work accomplished on our behalf. The law office handled the entire closing without us having to be in attendance….as we requested. I have had experience with very competent lawyers and law firms as the result of my previous profession. I would place this law office right up there among the best in their real estate field of expertise and surprisingly at very reasonable and affordable rates/fees.”
Buzzards Bay, MA
