Massachusetts contract deadlines and disclosures
A quick checklist for Massachusetts agents, from signed contract to closing. Use it as a starting point: your signed contract always wins.
The contract
Most residential deals use the Offer to Purchase, then Purchase and Sale Agreement (P&S), published by Massachusetts REALTORS / GBREB; P&S drafted by attorneys. Closings are usually handled by a closing attorney.
Typical deadlines
Days are common starting points, not rules. Many are negotiated in every contract.
| Deadline | Typical timing | Note |
|---|---|---|
| Offer accepted | When the last party signs (day 0) | |
| Earnest money delivered | 3 days after signing | |
| Loan application | 5 days after signing | Only if your contract includes it |
| Home inspection contingency ends | 7 days after signing | Set in each contract; typical shown |
| Purchase and Sale Agreement signed (second deposit) | 14 days after signing | |
| Appraisal contingency | 21 days after signing | Set in each contract; typical shown. Only if your contract includes it |
| Mortgage commitment date | 40 days after signing | Set in each contract; typical shown |
| Title commitment delivered | 14 days after signing | Only if your contract includes it |
| Title objections | 5 days after Title commitment delivered | Only if your contract includes it |
| HOA / condo resale documents delivered | 10 days after signing | Only if your contract includes it |
| Closing (transfer of title) | 45 days after signing | Set in each contract; typical shown |
| Smoke / CO certificate from the fire department | 3 days before Closing | |
| Title V septic inspection (within 2 years of sale) | 14 days before Closing | Only if your contract includes it |
| Final walkthrough | 1 day before Closing | |
| Possession | Same day as Closing |
Disclosures and required forms
Customary: No statutory seller form; sellers can't misrepresent and agents must disclose known material defects (confirm with your broker)
Required: Sellers and agents may not require or invite a waived inspection (760 CMR 74.00, from Oct 15 2025)
If it applies: Lead paint notification + 10-day lead inspection right (built before 1978) (confirm with your broker)
If it applies: Title V septic inspection
Required: Smoke / CO certificate; UFFI disclosure (confirm with your broker)
Required: Mandatory Licensee-Consumer Relationship Disclosure at the first meeting (confirm with your broker)
Money at closing
Transfer tax: Deed excise tax $4.56 per $1,000 (0.456%; Barnstable County 0.612%); the seller pays. (confirm with your broker)
Sellers who live out of state: From Nov 1 2025, a non-resident's sale of $1 million or more has 4% of the price (or 5% of the gain) withheld at closing. (confirm with your broker)
Good to know
A signed offer is already binding in Massachusetts; the P&S follows about 1-2 weeks later.
Reta never drafts 'waive inspection' wording for a Massachusetts offer.
Let Reta track it for you
Upload your signed contract and Reta builds this timeline with your real dates, reminds you before each deadline, and drafts the emails to your client, lender and title for you to approve. Your first deal is free.
This guide is general information for licensed agents, not legal advice. Rules and forms change; confirm with your broker or a local attorney. Last checked 2026-11-10.