Talk Real Estate

Winter Home Buying on the South Shore: What Buyers Need to Know, Expect & Prepare For
Buying a home during the winter may feel unconventional but for many South Shore buyers, it can actually be one of the most strategic times of year to enter the market. In a recent episode of Talk Real Estate Roundtable, Boston Connect Real Estate’s broker-owner Sharon McNamara and co-host Melissa Wallace broke down the realities, benefits, and unique considerations of winter home buying.
Below is a full guide inspired by that conversation designed to help you feel confident, prepared, and empowered as you explore winter opportunities in our local market.
Why Winter Can Be a Smart Time to Buy
Winter may be associated with slower real estate activity, but that slowdown often benefits today’s buyers.
Less Competition & More Breathing Room
While spring brings a flood of new listings, it also brings crowds of buyers and highly competitive bidding wars. Winter, however, offers:
Fewer competing offers
More flexible showing schedules
Opportunities to revisit properties multiple times
More room for negotiation
As Sharon shared, many buyers today want to slow the pace down, and winter affords exactly that.
Motivated Sellers
Sellers who list in winter typically need or want to sell and that translates into stronger buyer leverage. From flexible timelines to concessions, winter sellers are generally more open to conversation.
Seeing a Home in Winter: What Buyers Should Expect
Winter showings feel very different from spring or summer ones and that requires a bit of imagination.
Landscaping & Outdoor Features May Be Hidden
Grass is dormant, pools are closed, and decks or patios may be snow-covered. That doesn’t mean these features don’t exist it simply means you may need additional context.Pro tip: Ask your agent to request seasonal photos from the seller so you can see the home at its best.
Vacant Homes May Feel Smaller
Rooms without furniture can be surprisingly difficult to visualize especially when you’re trying to picture how your sofa or dining table fits. Winter’s low light can add to the challenge.Your agent can help you assess scale, flow, and potential.
Winter Home Inspection Considerations
Inspecting a home during the winter months comes with specific limitations but also valuable insights.
What You Can See Clearly
Heating system performance
Drafts or insulation concerns
Potential ice dams or signs of past roof leaks
Basement moisture issues, even with frozen ground
General exterior condition, where snow allows
Winter actually highlights issues that may not appear in warmer months.
What You Can’t Test or Fully Evaluate
Central AC systems (cannot be run in cold temperatures)
Roof shingles hidden by snow
Pools, septic leaching fields, and yard grading
In these cases, your agent can help request:
Prior service records
Summer photos
Written disclosures
Additional documentation from licensed professionals
Commonly Overlooked Items During Winter Showings
Sharon and Melissa highlighted several small but important features buyers often forget to check in colder months:
Outdoor water spigots (silcocks) – ensure they're shut off and drained
Window screens – many sellers store them for winter; confirm they exist
Chimney caps and flashing – visible only if not covered by snow
Basement moisture – even frozen ground shouldn’t mask water issues
Roof stains in attic or ceilings – could be from prior ice dams
Their advice? Ask questions, take notes, and revisit anything unclear.
Winter Negotiation Strategies Buyers Should Consider
A less competitive winter market opens the door for stronger buyer negotiation opportunities. Beyond the obvious items like price or closing date Sharon shared several commonly overlooked negotiation points:
1. Firewood
If a seller has a large supply, ask to include it. Firewood is expensive, and sellers often have no use for it once they move.
2. Remaining Oil in the Tank
In Massachusetts, buyers typically reimburse sellers for oil remaining at closing. But Sharon notes this convention isn’t law and buyers can negotiate:
“Oil to be at least half a tank at closing and included in the sale at no additional cost.”
3. Pool Equipment & Supplies
If you're buying a home with a pool (especially one you can’t see under the cover), be sure to request all associated equipment and chemicals in writing.
4. Home Sale Contingencies
These are becoming more common again in a slightly shifting market. Winter sellers may be more open to them.
Using Winter to Your Advantage as a Buyer
While some buyers wait for spring, savvy buyers use winter to secure a great home at a more relaxed pace. In Sharon’s experience, winter buyers tend to make more confident, thoughtful decisions because they aren’t pressured by intense competition.
Winter also provides clarity on:
How well the home heats
Whether drafts exist
If windows need replacement
How the home performs during harsher weather
These are insights you can’t get in June.
Final Thoughts: Lean on Experience
Winter home buying may require extra steps, questions, and preparation but you don’t have to navigate it alone.
At Boston Connect Real Estate, our team has guided thousands of South Shore buyers through every season, every challenge, and every market condition. Winter is no exception.
If you’re considering a move or want a one-on-one consultation with Sharon and her team you can reach us anytime at BostonConnect.com or 781-826-8000.

The What & Why of DOM: Understanding Days on Market in Today’s Real Estate Market
When a home lingers on the market longer than expected, both buyers and sellers naturally start asking the same question: “Why hasn’t it sold yet?” On a recent episode of Talk Real Estate Roundtable, Sharon McNamara and Melissa Wallace took a deep dive into one of the most misunderstood metrics in real estate DOM, or Days on Market — and revealed why this number rarely tells the full story.
In true Boston Connect fashion, they shared practical wisdom, personal experiences, and industry insights to help consumers better understand what DOM really means, why properties stay on the market longer, and how to avoid misconceptions that can derail a sale.
What Is DOM and Why Does It Matter?
DOM, or Days on Market, represents the number of days a property is actively listed for sale. While buyers often scan this number looking for “red flags,” Sharon explains that DOM is not always a reflection of the home itself  nor of the listing agent’s performance. Sometimes, it reflects market timing, neighborhood rules, or even the unique dynamics of new construction listings.
Sharon shared how her DOM is typically higher than other agents because she represents a significant volume of new construction. Those homes may be listed months before a shovel even hits the ground, automatically inflating the DOM despite strong buyer demand and active sales. 
Why Properties Stay on the Market: The Real Factors Behind DOM
1. Timing the Market, It’s Not Just About Spring Fever
While spring is traditionally the busiest selling season, Sharon and Mel remind listeners that motivation matters more than the calendar.They explain that:
Fall and winter buyers are more serious, even when overall foot traffic slows.
Summer markets dip around July due to vacations but rebound before school begins.
Holiday seasons may reduce showings slightly, but serious buyers are still out there.
“A home can’t sell if it’s not on the market,” Sharon says and sometimes being one of fewer listings is better than competing with spring surges.
2. Community or Builder Restrictions
Some neighborhoods require sellers to list with the community’s own team for 60 days before going to public MLS, a rule that often confuses buyers who don’t realize the property already had a “quiet” DOM before the wider public ever saw it.This can instantly make a listing look “stale” through no fault of the seller. 
3. Pricing Strategy & Unrealistic Expectations
Pricing remains the most influential factor in how long a home stays on the market.
Sellers sometimes decide to “test the market,” but today’s buyers have unprecedented access to comparable sales  so overpricing backfires quickly.Sharon notes that buyers no longer “throw out an offer” just to see what happens. They wait for the seller to get realistic. 
4. Home Sale Contingencies
When a buyer needs to sell their current home before purchasing a new one, it adds layers to the timeline.Sharon explains:
Sellers must often give the buyer 2–3 weeks to get their home listed.
The listing agent has no control over how aggressively the buyer’s agent markets the other property.
Momentum can stall if the other home isn’t priced or presented correctly.
She also highlights the 48-hour kick-out clause, where sellers can accept a better offer if the original buyer can’t drop their contingency within 48 hours. Effective for sellers but nerve-wracking for buyers. 
5. Micro-Market Differences
Not all towns behave the same.A home in Hanover may get snapped up in days, while an almost identical home in a neighboring town lingers due to:
school district desirability
commuter convenience
neighborhood characteristics
local inventory levels
These micro-market nuances matter more than many sellers realize. 
6. Layout, Location, and Lifestyle Fit
Some factors simply can’t be changed such as:
Busy roads
Unusual layouts
Steep driveways
Proximity to commercial activity
Noisy surroundings
Sharon shared an anecdote where buyers decided not even to go inside the home because of what they saw across the street. That alone was a dealbreaker, regardless of how perfect the interior may have been.
7. Economic Shifts & Buyer Behavior
Everything from job layoffs to mortgage rate swings to government shutdowns can temporarily freeze buyer activity.
During the recent shutdown, Sharon and Mel explained how certain government-backed loan programs stalled, delaying or preventing closings and reducing the number of ready buyers in the market.Even buyers unaffected financially may adopt a “wait and see” mindset when headlines signal uncertainty. 
Why DOM Doesn’t Tell the Whole Story
The biggest misconception about DOM is that “more days = something is wrong.” In reality:
It could reflect restrictions outside the seller’s control.
It could be seasonal timing.
It could be contingent buyers.
It could be new construction logistics.
It could simply be a unique or niche property waiting for the right buyer.
A skilled buyer’s agent will pick up the phone and get the real story something Sharon emphasizes repeatedly. “You shouldn’t have to ask your agent to do that. A good agent does it automatically.” 
Final Thoughts: DOM Is a Number, Not a Diagnosis
DOM is a single data point not a verdict on value, desirability, or strategy.
If you're a seller:
Work with an agent who understands timing, pricing, and your local micro-market.
Don’t panic if your DOM grows it may not mean anything is “wrong.”
Stay focused on your motivation and timeline.
If you're a buyer:
Ask questions before making assumptions.
Let your agent uncover the true reason behind the DOM.
Use the information to structure a smart offer.
At Boston Connect Real Estate, our agents take pride in educating clients and providing transparent, honest insight because every move should be a moving experience.
If you're preparing to buy or sell and want personalized guidance, our team is here to help.Visit BostonConnect.com or call 781-826-8000 to connect with one of our experienced REALTORS®.

The Importance of the Final Walkthrough: What Buyers & Sellers Need to Know
Insights from Talk Real Estate Roundtable with Boston Connect Real Estate
At Boston Connect Real Estate, we believe that education is one of the most valuable tools we can provide buyers and sellers. In a recent episode of Talk Real Estate Roundtable, hosts Melissa Wallace and Tracy Grady took a deep dive into one of the final and most important steps of a real estate transaction: the final walkthrough.
While often overlooked, this critical step can make the difference between a smooth closing and a stressful one. Here’s what every buyer and seller should know before closing day arrives.
What Is a Final Walkthrough?
A final walkthrough typically occurs within 24 hours of closing. It is not another home inspection. Instead, it is the buyer’s opportunity to confirm that:
The home is in the same condition as when the offer was accepted.
No new damage has occurred during the seller’s move-out.
All systems and mechanicals that worked previously still operate as expected.
All agreed-upon repairs have been completed.
The seller has fully vacated and met the “broom clean” requirement.
All items that were supposed to stay including appliances, fixtures, and window treatments—are still in place.
For sellers, the walkthrough is the last checkpoint before passing ownership to the new buyers. For buyers, it is a chance to ensure they’re walking into the home they expect.
The Purpose: Peace of Mind for Buyers
During the walkthrough, buyers are looking for confirmation not perfection. This includes:
✔ Verifying Completed Repairs
If the home inspection revealed issues that were resolved by the seller, buyers should:
Bring the repair list from the P&S and inspection addendum
Review receipts, warranties, or certificates
Confirm the work was completed professionally
For example, the agents discussed a home with mold remediation in the attic, which required certificates to be transferred to the buyer. These documents are essential, and buyers should receive them before closing day.
✔ Ensuring the Home is Empty & Clean
In Massachusetts, sellers are required to leave the home in broom-clean condition meaning:
Floors swept
Surfaces wiped
Cabinets empty
No debris left behind
Most sellers go above and beyond, arranging for a professional cleaning crew. But buyers should still inspect kitchens, drawers, appliances, and the garage or basement for stray items.
✔ Checking for Move-Out Damage
Even the most careful sellers can accidentally cause damage while moving. Buyers should look for:
Floor scratches from dragging furniture
Damaged walls where TVs, shelves, or decor were removed
Water leaks from disconnected appliances
Broken windows or hardware previously hidden by furniture
The show even recalled a real example where a safe dropped during move-out, damaging exterior brick steps, proof that anything can happen!
What Buyers Should Not Do During the Walkthrough
A final walkthrough is not the time to retest every appliance or mechanical system unless no inspection was completed. Generally:
You do not run the dishwasher through a full cycle
You do not retest the heating system, stove, or electrical systems
You do not make new demands unrelated to the home’s condition
These were already addressed during the home inspection.
What Sellers Should Leave Behind (and What They Shouldn’t)
✔ Items Sellers May Leave (With Permission)
Matching paint for touch-ups
Extra floorboards, tiles, or siding
Window screens or storm windows
Pool equipment and maintenance tools
Manuals, remotes, and spare keys
Communication is key, nothing should be left without confirming the buyer wants it.
✘ Items Sellers Should Never Leave Without Approval
Old or hazardous paint cans
Chemicals, oil, or propane tanks
Construction debris
Broken furniture or outdated patio sets
Food or cleaning supplies
Kiddie pools, swing sets, or other large items not negotiated
Items stored in the attic or basement that were simply forgotten
The agents discussed common oversights  like sellers accidentally leaving old gardening stakes, basement junk, or even full hockey bags buried in attic corners.
Handling Unexpected Surprises
The walkthrough is where last-minute surprises can derail a transaction. Some real-life examples from the episode included:
A tree falling through a condo roof prior to closing
A sump pump failure causing basement flooding
Unremoved outdoor furniture despite multiple reminders
Refrigerators dragged across floors, causing large scratches
Issues like these must be resolved before the buyer signs on closing day.
Why This Step Matters
For most people, buying a home is the largest financial decision they’ll ever make. The final walkthrough:
Protects buyers from unexpected expenses
Ensures the property condition complies with the P&S
Builds trust between both parties
Sets the tone for a smooth closing
And for sellers? A clean, worry-free walkthrough is the last opportunity to leave a great impression.

Winter Wisdom: Buying and Selling Homes in New England During the Cold Months
When most people think of real estate seasonality, they picture the spring market bright flowers, open houses, and eager buyers emerging from winter hibernation. But on this week’s episode of Talk Real Estate Roundtable, Sharon McNamara and Melissa Wallace reminded listeners that winter in New England brings its own unique set of opportunities, challenges, and wisdom for both buyers and sellers.
Busting the Myth: “No One Buys or Sells in Winter”
One of the most common misconceptions in real estate is that nothing happens once the cold sets in. Sharon set the record straight homes sell every month of the year, and serious buyers don’t stop searching because the temperature drops. In fact, winter often attracts the most motivated buyers those relocating for work, upsizing or downsizing before the new year, or simply ready to make a move despite the season.
As Sharon noted on-air, “There’s always a reason someone needs to sell and when motivation meets opportunity, the season doesn’t matter.”
Why Winter Real Estate Deserves Attention
Melissa asked the question many wonder: why does winter real estate deserve its own spotlight? Sharon explained that the colder months bring unique considerations from curb appeal under snow to heating costs, icy driveways, and limited daylight for showings. But with proper preparation, sellers can stand out when inventory is lower and competition is thinner.
Plus, fewer listings mean more attention for your home. “You might just have fewer buyers looking,” Sharon said, “but the ones who are looking are serious.”
Seller Tips for the Cold Months
Create Warmth the Moment Buyers Step In – Keep the heat steady, bake something simple, and add cozy touches like soft lighting or throws to help buyers feel at home.
Stay on Top of Snow and Ice – Safety is part of presentation. Keep driveways, walkways, and stairs clear.
Highlight Winter Efficiency – Energy-efficient heating systems, newer windows, and good insulation are major selling points this time of year.
Leverage the Season – Decorate tastefully for the holidays; a festive but uncluttered space can create an emotional connection.
Buyer Considerations in Winter
Winter home shopping isn’t without its perks. Sharon and Melissa noted that buyers can often see how well a home handles the cold. You’ll experience the heating system, insulation, and draft control firsthand. And because the market tends to slow, you may face less competition when making an offer.
Buyers should, however, stay mindful of weather-related limitations roofs, landscaping, or exterior conditions may be covered by snow, so factor in a thorough spring check if needed.
A Glimpse Ahead: Predictions from the Farmer’s Almanac
The conversation took a lighthearted detour when the hosts discussed the surprising news that one edition of the Farmer’s Almanac will stop publication after 2026 though not the Old Farmer’s Almanac most New Englanders rely on. According to its forecast, Massachusetts can expect a mild and dry winter with fewer snow days than usual but Sharon and Tim at WATD agreed: “It’s still New England, baby. You never really know.”
A Roundtable Tradition of Connection
The episode also featured live listener calls and even a check-in from a real estate friend in Miami. Listeners weighed in on whether they’d list now or wait until after the holidays and most agreed: why wait? As one caller said, “If you’re serious, just go ahead and put it on now and see what happens.”
That spirit of engagement mixed with laughter, storytelling, and genuine care is exactly what keeps Boston Connect Real Estate’s Talk Real Estate Roundtable such a beloved part of the South Shore community.
Final Thoughts
Whether you’re buying or selling this winter, the key is preparation and partnership. The agents at Boston Connect Real Estate specialize in helping clients navigate every season of the market with strategy, care, and a bit of local wisdom.
If you’re ready to start your next chapter, contact our team today at bostonconnect.com or call 781-826-8000 to schedule a one-on-one consultation.
Because with the right team by your side, every move can be a moving experience.

From Offer to Closing: Navigating the Home Sale Timeline
When buying or selling a home in Massachusetts, timing is everything. From the moment an offer is submitted to the day the keys change hands, there’s a complex series of steps that must align perfectly and sometimes those steps are influenced by weather, holidays, or even the timing of other transactions.
In a recent episode of Talk Real Estate Roundtable, Sharon McNamara and Melissa Wallace of Boston Connect Real Estate broke down what really happens during the home sale timeline and how agents help clients navigate every turn of the process.
The Emotional Rollercoaster of Buying and Selling
Once an offer is accepted, excitement quickly gives way to nerves. Buyers start to realize, “This is really happening!” and suddenly, the process feels real inspections, financing, deadlines, and all. Sharon and Melissa note that this emotional shift is completely normal.
For sellers, emotions run high too. Whether they’re upsizing, downsizing, or handling an estate sale, every transaction carries personal weight. A great agent’s role is to keep both sides calm, informed, and focused on the bigger picture.
“Part of our job is to guide our clients through the emotions,” Sharon explains. “We’ve seen it all and that perspective helps everyone stay grounded.”
Understanding the Layers of the Timeline
The phrase “from offer to closing” might sound simple, but there are actually multiple timelines happening simultaneously.
Offer and Acceptance – Once an offer is submitted, it includes an expiration date and offer deadline. Sellers must review and respond within that window.
Home Inspection Period – Buyers usually have a short timeframe (often 5–7 days) to schedule and complete inspections.
Purchase & Sale Agreement (P&S) – This formal contract typically follows the inspection phase and lays out the firm terms, dates, and contingencies.
Appraisal & Financing – If financing is involved, this step is crucial. Lender delays or missed deadlines can push back the closing.
Commitment & Closing Prep – Once financing is secured, attorneys and agents coordinate title work, smoke inspections, and final walkthroughs.
Each stage has its own deadlines and missing one could jeopardize the transaction.
The Listing Agent’s Balancing Act
For sellers’ agents, managing the timeline is a true art form. Sharon emphasizes the importance of monitoring every date and understanding how one delay can create a domino effect, especially when the buyer is also selling a home.
“You’re often lining up two closings,” Sharon says. “It takes careful coordination to make sure your clients aren’t left homeless or losing a deposit.”
When a sale is contingent on another property selling, clear communication and tight timelines become critical. Agents often add date-specific contingencies to protect both sides ensuring no one’s left in limbo.
Offer Deadlines and Market Dynamics
Offer deadlines have become a common strategy in Massachusetts’ competitive market. Sharon explains that while they help organize multiple-offer situations, they can also cause confusion if not handled properly.
“We used to set strict offer deadlines, but now I prefer to read the room,” Sharon says. “Sometimes, I let offers roll in and let the seller decide when they feel ready. It keeps flexibility in the process.”
Melissa adds that understanding why deals fall apart from financing hiccups to misaligned timelines is one of the best ways for agents to prevent future issues.
The Importance of Communication
Perhaps the biggest takeaway from this episode is the importance of open, consistent communication. Buyers, sellers, lenders, attorneys, and agents must all stay in sync for the transaction to succeed.
“Communication is the glue that holds the deal together,” Melissa notes. “If everyone’s on the same page, we can handle almost any curveball.”
Weather, Holidays, and Friday Closings Oh My!
Sharon and Melissa also reminded listeners that not all delays are financial or emotional. External factors like snowstorms, long weekends, or back-to-back “domino closings” can create unexpected scheduling challenges.
Tip from the pros: Try to avoid Friday closings when possible banks and attorneys may close early, and if a wire delay occurs, you could be waiting until Monday to move in.
Final Thoughts
Buying or selling a home involves far more than signatures and keys it’s a careful dance of dates, details, and decisions. With the right guidance, however, it doesn’t have to be overwhelming.
At Boston Connect Real Estate, our agents take a holistic, hands-on approach to every transaction. From the first showing to closing day, we’re here to make sure every move truly feels like a moving experience.
Listen to the Full Episode
Catch the full discussion with Sharon McNamara and Melissa Wallace on Talk Real Estate Roundtable wherever you stream your podcasts.
Need Expert Guidance?
Whether you’re buying, selling, or just planning your next move, connect with the team at BostonConnect.com or call 781-826-8000 to schedule your consultation.

Real Estate Nightmares
As Halloween approaches, we’re embracing the spooky spirit here at Boston Connect Real Estate but not with ghosts or goblins. This week’s episode of Talk Real Estate Roundtable turned the spotlight on something far scarier: real estate nightmares.
From flooded basements to unexpected squatters, these are the kinds of stories every agent dreads but learns from. Co-hosts Melissa Wallace and Tracy Grady shared a few chilling tales from the South Shore real estate scene  and more importantly, how to prevent them from happening again.
When Copper Theft Turns into a Flood
Tracy recalled a transaction that started off smoothly until a call from the property caretaker brought nightmare news. The vacant home had been broken into, and thieves stole the copper piping, leaving the water running. When Tracy arrived, the basement had five feet of standing water. The good news? The buyers, who were planning a flip, stayed the course but it was a costly and chaotic cleanup.
Lesson learned:If a property is vacant, secure it and shut off the water. Even better, have it professionally winterized to prevent damage and reduce risk. Vacant homes are vulnerable, and thieves often target listings that appear unoccupied.
The Squatter on the Roof
Another real estate horror story came from one of Boston Connect’s agents, who went to show a foreclosed home  only to discover a squatter barricaded inside a bedroom. When she arrived with her client, the man climbed out the window and hid on the roof. Thankfully, she didn’t enter the home alone and contacted the police immediately.
Lesson learned:Realtor safety should always come first.If you’re showing a vacant or foreclosed property, always:
Wait for your client before entering.
Let someone know where you are and when you’ll be done.
Be aware of your exits and surroundings.
Realtors often announce open house times publicly making it essential to take precautions and, whenever possible, partner with another agent during showings.
When Divorces Spill into Real Estate
Not every nightmare is about crime or damage some are about emotionally charged transactions.Melissa and Tracy discussed cases where sellers going through divorce left the home in disarray just before closing, forcing the agent to clean, coordinate item removals, and mediate between two parties who couldn’t communicate directly.
Lesson learned:Divorce sales require clear, equal communication with both parties ideally in writing and copied to everyone involved. The agent’s role is to stay neutral, professional, and focused on ensuring both clients feel informed and represented fairly.
A Lighthearted Note: Halloween Fun at Boston Connect
Amid the spooky stories, Melissa also reminded listeners about Boston Connect’s annual Halloween contests:
Jack-o’-Lantern Contest: Submit your best carved pumpkin (adult and kids’ categories).
Pet Costume Contest: Open to all pets from dogs to turtles!
Participants can send entries to administration@bostonconnect.com or to their Boston Connect agent. Prizes include gift cards and pet goodie baskets, with winners voted for on Facebook.
It’s one of our favorite seasonal traditions a reminder that even when real estate gets scary, there’s always fun to be had in our community.
Final Thoughts: Every Nightmare Has a Lesson
As Tracy put it best:
“You think you’ve seen the worst transaction of your life… and then something else comes along.”
Every challenge whether it’s a burst pipe, a safety scare, or a difficult closing teaches valuable lessons. At Boston Connect Real Estate, our agents don’t just help clients buy and sell homes; we help them navigate the unexpected with professionalism, composure, and experience.
Because even in real estate, every nightmare can lead to a better ending.

Understanding Massachusetts’ New Home Inspection Law: What Buyers and Sellers Need to Know
By Boston Connect Real Estate | Talk Real Estate Roundtable
Massachusetts real estate just saw one of its biggest regulatory changes in years and if you’re buying or selling a home, it’s important to understand what this new law means for you.In our latest Talk Real Estate Roundtable episode, Sharon McNamara and Melissa Wallace broke down the new Massachusetts Home Inspection Law, part of Chapter 150 of the Acts of 2024, which officially went into effect on October 15, 2025.
This legislation aims to create a more “level playing field” for buyers especially after years of intense competition that led many to waive home inspections just to get an offer accepted. But as Sharon and Melissa explained, this new rule brings both clarity and complexity for all parties involved.
Why the Law Changed
During the competitive markets of 2021–2023, buyers often waived home inspections to make their offers more appealing. It became a common and risky practice, particularly in bidding wars where sellers favored “clean” offers with fewer contingencies.
Lawmakers believed this put buyers in a vulnerable position, potentially purchasing homes without a clear understanding of the property’s condition. The new legislation now ensures every buyer has the right to a home inspection and that sellers can no longer prioritize offers based on inspection waivers.
How the New Law Works
Here’s the core of the change:Buyers can still choose to waive their home inspection, but the seller will not know that upfront. The law requires both the buyer and the seller to sign a Mandatory Residential Home Inspection Disclosure before the first written contract to purchase is signed.
This form acknowledges that:
The buyer has the right to conduct a home inspection by a licensed professional.
The seller recognizes and agrees to that right.
The listing agent must confirm that the seller has been informed of these obligations
The purpose is simple transparency and fairness. It prevents sellers from choosing offers solely because a buyer agrees to skip an inspection, while still giving buyers flexibility after their offer is accepted.
What “Reasonable” Means in Practice
The law uses the word “reasonable” to define the timeframe in which a buyer must complete an inspection, and this is where negotiation comes into play.As Sharon and Melissa discussed, the interpretation of “reasonable” can vary, but in most cases, seven to ten days is considered a fair window for scheduling and completing a home inspection.
Buyers should schedule inspections as soon as possible within that period not only to avoid delays but also to allow time for reviewing reports, obtaining quotes for potential repairs, or requesting follow-up inspections for issues like radon, lead paint, or mold.
What Sellers Need to Know
If you’re selling your home, this new disclosure does not take away your rights or ability to negotiate. Sellers can still:
Decline to make repairs after the inspection.
Sell the property “as-is.”
Negotiate a financial threshold for example, agreeing to address only issues exceeding a certain dollar amount, such as $10,000.
In short, the law doesn’t force you to fix everything it just ensures that buyers have the opportunity to assess the property’s true condition before proceeding.
What Buyers Should Understand
For buyers, this law reaffirms that the home inspection is an educational opportunity, not just a negotiation tactic. A good home inspector walks buyers through critical systems such as heating, electrical, and plumbing, teaching them how to maintain their new home.
As Sharon noted, many first-time buyers learn invaluable details during the inspection like where the main water shutoff is or how to maintain a boiler system information that helps prevent costly mistakes after closing.
What About New Construction?
The rule also applies in a limited way to new construction. Sharon explained that buyers of substantially completed homes (such as model units) must still receive the home inspection disclosure.However, inspections on new builds are typically for informational purposes only; they cannot be used to void a contract once the home is customized and near completion.
The Bottom Line
The Massachusetts Home Inspection Law aims to ensure fairness and protect buyers from feeling pressured into waiving an important step in the home-buying process.For sellers, it means being transparent not losing control.For agents, it underscores the importance of clear communication, documentation, and professionalism.
At Boston Connect Real Estate, we’ve already implemented best practices to ensure compliance including attaching the new disclosure form to MLS listings and educating our agents, buyers, and sellers on the details of this law.
Have Questions?
If you’re buying or selling a home in Massachusetts and want to understand how this new law affects your real estate plans, our experienced agents are here to help.Contact Boston Connect Real Estate at bostonconnect.com or call 781-826-8000 to schedule a personalized consultation.
And don’t forget to tune in to Talk Real Estate Roundtable streaming on Facebook, YouTube, LinkedIn, and wherever you listen to podcasts for more updates on real estate trends, market insights, and expert advice from your South Shore real estate team.

Two Sides of the Same Transaction: Understanding the Roles of Buyer’s and Seller’s Agents
In this week’s episode of Talk Real Estate Roundtable, Sharon McNamara and Melissa Wallace dove into the heart of every real estate transaction, the two sides that make it all happen: the buyer’s agent and the seller’s agent. Through personal stories, professional insights, and even a few real-life lessons from Sharon’s own family, the duo unpacked what each role truly means and how these agents work to protect their clients’ best interests.
The Fiduciary Responsibility: Who Does Your Agent Work For?
Every buyer or seller in Massachusetts should understand one key concept agency. As Sharon explained, Massachusetts requires agents to present an Agency Disclosure Form at the first point of contact. It’s not a contract, but rather a disclosure to clarify who the agent represents.
A buyer’s agent owes their fiduciary duty solely to the buyer. Their job is to find the best property and negotiate the best terms for their client.
A seller’s agent owes that same loyalty to the seller protecting the seller’s financial and personal interests throughout the process.
Melissa emphasized how crucial it is for clients to know their agent’s role: “Anything you share that’s personal, confidential, or financial stays between you and your agent. But if you haven’t signed that disclosure, the agent may actually owe their loyalty to someone else.”
If an agent doesn’t present this form, that’s a red flag. As Sharon reminded listeners: “If they’re not following the first law of real estate in Massachusetts, you might want to question how they handle everything else.”
Finding the Right Fit: Interviewing and Hiring an Agent
Choosing an agent isn’t just about experience it’s also about connection. Sharon and Melissa encouraged both buyers and sellers to interview multiple agents to find someone who feels like the right match.
At Boston Connect Real Estate, agents often start with a buyer or seller consultation a meeting that sets expectations, reviews the process, and builds a foundation of trust. Sharon compared it to a job interview:
“This is a mutual relationship. You should feel comfortable with your agent, and they should feel confident that they can represent you well.”
Melissa also highlighted the importance of collaboration within the brokerage. “At Boston Connect, our agents often work together to ensure fairness and compliance even if two clients are interested in the same property.”
When Things Don’t Go as Planned
The conversation turned personal as Sharon shared her daughter Mackenzie’s recent experience purchasing a home out of state. The process highlighted how real estate practices can vary widely and how communication is everything.
In Mackenzie’s case, her buyer’s agent was professional but faced challenges negotiating with a listing agent who preferred to text instead of talk. “That’s just not acceptable,” Sharon said. “You can’t negotiate a deal properly over text. There needs to be a real conversation to clarify terms, tone, and expectations.”
The story underscored a critical lesson: good agents advocate, communicate, and follow through. Whether it’s ensuring paperwork is handled properly or reaching out to a broker for assistance, strong communication is key to protecting clients on both sides.
Beyond the Transaction: Dedication and Integrity
Sharon and Melissa also celebrated the agents at Boston Connect who go above and beyond for their clients. Sharon shared how agent Trish Flynn recently helped a buyer by writing personal letters to homeowners in a specific neighborhood an old-fashioned but effective approach that shows real effort and heart.
“People don’t always realize how much work goes on behind the scenes,” Sharon said. “Our agents don’t just show homes they research, network, follow up, and make sure every ‘i’ is dotted and every ‘t’ is crossed.”
That dedication reflects the culture at Boston Connect Real Estate: personalized, professional, and community-focused.
The Bottom Line
Whether you’re buying your first home, selling your family property, or exploring both sides of a transaction, understanding your agent’s role is essential. The buyer’s agent and seller’s agent each have distinct responsibilities but when both are experienced, communicative, and ethical, they work together to make every move a moving experience.
If you’re ready to begin your next real estate chapter, the team at Boston Connect Real Estate is here to guide you every step of the way.
📞 Contact Boston Connect Real Estate at 781-826-8000🌐 Visit bostonconnect.com🎧 Listen to Talk Real Estate Roundtable wherever you get your podcasts

When Safety Becomes the Story: A Real-Life Lesson from an Open House
In this powerful episode of Talk Real Estate Roundtable, Sharon McNamara, Broker & Owner of Boston Connect Real Estate, shared a firsthand experience that reminded every real estate professional and homeowner just how important safety is in this industry. What started as a typical fall Saturday open house turned into a real-world wake-up call about protecting yourself, your clients, and their homes.
A Routine Open House Takes a Turn
Sharon began the day as she always does, organized, professional, and ready to showcase her client’s beautiful home. But when a man entered the property through an unexpected door, things quickly took a strange turn.Moments later, Sharon discovered him rifling through a dresser drawer in the in-law suite. Trusting her instincts, she immediately confronted him and called for assistance.
“My job is to protect my client’s home. I take on that responsibility as if it were my own,” Sharon explained.
Thankfully, Sharon’s husband, Mark, was nearby as he often is during open houses and the situation was de-escalated safely. The police were called, statements were taken, and no one was harmed. But the experience left Sharon and her co-host Melissa reflecting on how easily agents can become vulnerable when opening homes to the public.
Safety Isn’t Just Common Sense, It’s a Strategy
As real estate professionals, open houses are part of the job. But as Sharon and Melissa discussed, the combination of public access, personal property, and unfamiliar faces can present unexpected risks.
Here are a few of the safety takeaways they shared:
Never host alone if possible. Having a partner, team member, or even a friend with you provides both security and accountability.
Arrive early and secure all entry points. Check that all doors, windows, and connecting spaces are locked or monitored.
Create a sign-in process and enforce it. Everyone entering should provide a name and contact method before touring the home.
Trust your instincts. If something feels “off,” it probably is. It’s always better to step away and call for assistance than to assume everything is fine.
Communicate your location. Always let someone know where you are and what time your open house ends.
Sharon emphasized that agents have to balance their duty to market and promote listings with a responsibility to ensure safety for everyone involved sellers, buyers, and themselves.
Homeowners Have a Role Too
Safety during open houses isn’t just an agent’s concern it’s a homeowner’s too. Sharon shared that before every open house, she walks through each room to make sure valuables are tucked away, personal items are removed, and the home is secure.
“I’ve seen luxury watches sitting in open boxes, personal mail on counters, and even medications in plain view. It’s my job to make sure those things are out of sight,” she said.
For sellers, preparing your home for an open house means more than cleaning and staging it also means protecting your privacy and personal belongings.
A Broader Industry Message
Melissa highlighted that September is Realtor Safety Month but the conversation shouldn’t end when the calendar turns. Every agent should have a safety plan in place year-round.The National Association of Realtors offers training, webinars, and checklists focused on Realtor safety, including ways to stay alert during showings and strategies for handling unexpected encounters.
As Sharon noted, “After 24 years in the business, I’ve never experienced anything quite like this. It’s a reminder that even with experience, you can’t let your guard down.”
Moving Forward with Awareness and Confidence
The incident was unsettling, but it served as an important reminder of how crucial safety awareness is in real estate. Sharon’s quick thinking and professionalism ensured the situation ended safely and sparked a conversation that could help protect others.
At Boston Connect Real Estate, our agents are not only trained in marketing, negotiation, and client service they’re also equipped with the tools and awareness needed to conduct business safely and responsibly.
Final Thoughts
Selling a home is a team effort built on trust, professionalism, and care. As Sharon and Melissa shared on this episode, part of that care means making safety a non-negotiable priority.
Whether you’re an agent preparing for your next open house or a homeowner planning to sell, remember: a safe showing is a successful showing.
Listen to the full episode of Talk Real Estate Roundtable on WATD 95.9 FM or wherever you stream your podcasts.Visit bostonconnect.com to learn more about our team, listings, and services across Boston’s South Shore and beyond.

Understanding Massachusetts’ New Home Inspection Law: What Buyers and Sellers Need to Know
This fall, Massachusetts real estate is seeing a major change that will affect the way offers are written and accepted statewide. Beginning October 15, 2025, a new home inspection law goes into effect — and it’s designed to protect buyers’ rights while reshaping how agents handle offers.
At Boston Connect Real Estate, we believe knowledge is empowerment. On our Talk Real Estate Roundtable, Sharon McNamara and Melissa Wallace recently dove into what this new law means for both buyers and sellers — and why understanding it is crucial before your next move.
What the New Law Says
Under the new regulation, sellers and their agents can no longer require buyers to waive a home inspection as a condition of having their offer accepted. Likewise, buyers can’t include language in their offer that waives the inspection upfront.
Every seller will now be required to provide a written disclosure affirming that the buyer has a right to hire a licensed inspector and will be given a reasonable opportunity to complete and review an inspection before moving forward. This new rule aims to create a more level playing field and ensure transparency for all parties involved.
 
Why This Change Matters
In recent years, low inventory and competitive markets led many buyers to waive home inspections to strengthen their offers. During bidding wars, offers with waived inspections often rose to the top but at a potentially high cost.
As Sharon noted, “It became the trend. Buyers were saying, I can’t come up $100,000, but I’ll waive my home inspection. But that’s risky. You might save on the offer, but you could be buying $100,000 worth of problems.”
The intent behind this new law is to restore balance and fairness ensuring that every buyer has the option to make an informed decision about the property they’re purchasing, without feeling pressured to skip a critical step.
How It Will Work Going Forward
While the law provides clear goals, some implementation details remain uncertain. As of early October, Massachusetts real estate professionals are still waiting for finalized state forms and disclosures.
Here’s what we know so far:
The offer form will likely still reference a home inspection period, requiring buyers to list a timeframe (for example, five or seven days).
Even if a buyer initially indicates they do not plan to inspect, they’ll still have that timeframe to change their mind.
Sellers will sign a new disclosure form, similar to the state’s Lead Paint Notification, confirming that the buyer has the right to inspect.
As Melissa explained, “Whether it’s on the offer page or on an addendum, both need to be presented together before the offer is accepted.” This ensures that every transaction acknowledges the buyer’s inspection rights from the start.
The Challenge of “Fairness”
While the new law aims to level the playing field, both Sharon and Melissa noted that gray areas still exist  particularly around enforcement and timing. If one buyer lists “one day” for their inspection and another lists “seven,” sellers could still make assumptions about who’s waiving.
As Sharon said, “It’s supposed to make things fair, but people talk. Conversations will still happen behind the scenes. We need clarity and accountability to ensure this law truly helps the buyers it’s meant to protect.”
 
What Buyers and Sellers Should Do Now
For Buyers:
Remember: You always have the right to a home inspection.
Ask your agent to explain your inspection timeframe and the process for scheduling quickly after your offer is accepted.
Don’t rush a professional inspection can uncover costly issues before closing.
For Sellers:
Be prepared to sign and provide the new Home Inspection Disclosure Form.
Understand that buyers’ rights to inspection are protected by law, and work with your agent to ensure compliance.
Consider addressing deferred maintenance or visible concerns before listing to help inspections go smoothly.
Boston Connect Real Estate’s Perspective
At Boston Connect, we support any effort that increases transparency and protects consumers. However, as professionals in the field, we also recognize that effective laws require clear implementation. Sharon invited Governor Maura Healey to join Talk Real Estate Roundtable to discuss the law’s intent and practical impact directly with local agents and consumers underscoring Boston Connect’s commitment to advocacy and education for the South Shore community.
Final Thoughts
This new Massachusetts Home Inspection Law represents an important shift toward fairness but like any major change, it comes with growing pains. As Sharon summed it up, “The idea is good everyone should have the right to a home inspection. But the rollout matters. We need clarity before October 15th.”
At Boston Connect Real Estate, our agents are fully committed to guiding clients through these changes with the expertise, honesty, and integrity our firm is known for. Whether you’re buying or selling, we’ll ensure your experience is informed, compliant, and most importantly stress-free.
Ready to learn more about how this new law affects your buying or selling plans?Contact our team at 781-826-8000 or visit bostonconnect.com to schedule a consultation.