Seller Guides
Selling your Massachusetts home, without surprises
Massachusetts has its own rules for septic systems, smoke detectors, lead paint and closing taxes. Here’s what to line up before you list, from 30 years of helping sellers get to the closing table smoothly.
Title V: selling a home with a septic system
If your home is on a private septic system, Massachusetts requires a Title V inspection before you transfer the property.
- The inspection must be done within 2 years before the sale (or 3 years if the system has been pumped every year, with records).
- Only a MassDEP-approved system inspector can do it.
- If weather prevents it, the inspection can happen up to 6 months after the sale, with written notice to the buyer.
- If the system fails, it must be upgraded, generally within 2 years. Who pays is negotiated between buyer and seller.
- Some transfers are exempt, such as many transfers between family members, into a trust, or refinances.
Rose’s tip: order Title V early. A passing report in hand before you list removes one of the biggest buyer worries.
Smoke and carbon monoxide certificate
Every Massachusetts home sale needs a certificate from the local fire department showing the smoke and CO alarms meet state law (MGL c.148 §26F). Schedule it a few weeks before closing; fees vary by town.
- Carbon monoxide alarms on every level, within about 10 feet of bedrooms
- Smoke alarms that are no more than 10 years old
- Older homes (built before 1975) generally need photoelectric smoke alarms near kitchens and bathrooms
- Requirements depend on when the home was built or renovated, so check your town’s fire department checklist
Seller closing costs in Massachusetts
Sellers in Massachusetts pay the deed excise tax (the “tax stamps”): $4.56 per $1,000 of the sale price in most of the state, and $6.48 per $1,000 in Barnstable County. On a $700,000 sale that’s about $3,192. Other typical seller costs:
- Real estate commission (always negotiable)
- Your attorney’s fee to prepare the deed and represent you at closing
- Mortgage payoff and recording the mortgage discharge
- Prorated property taxes, a final water and sewer reading, and the municipal lien certificate
- Title V inspection and smoke/CO certificate, if needed
I’ll give you a net sheet showing exactly what you’ll walk away with before you list.
Lead paint disclosure
If your home was built before 1978, you must give buyers the Massachusetts Property Transfer Lead Paint Notification and the federal disclosure, and share any lead inspection reports you have. Buyers get the chance to do their own lead inspection.
Selling an inherited or estate home
Selling a parent’s home is emotional and has extra steps. The person handling the estate usually needs authority from the Probate Court (or the trustee, if the home is in a trust) before signing. There may be years of belongings to sort, repairs to decide on, and family members to keep informed. I’ve guided many families through it with patience and a trusted team: estate attorneys, clean-out crews and contractors.
For legal questions, I recommend Elliot Ralton, Ralton Law Group: (508) 697-1445. Tell him Rose said to call!
Before you list: Rose’s checklist
- Get a free home value review so the price is right from day one
- Order Title V (if on septic) and schedule the smoke/CO inspection
- Gather records: permits, warranties, utility costs, lead paint reports
- Declutter, make small repairs and plan staging
- Professional photos, then launch
This page is general information, not legal or tax advice. Rules can change; please confirm details for your sale with your attorney, your town and MassDEP.
Thinking about selling?
Rosemary Kelleher, Realtor®
Helping People Make Smart Moves in Real Estate for 30 Years
Direct/Text: 781-248-6069