Key points
- Gather the deed, tax bills, permits, utility costs and, for condominiums, the association documents before the listing goes live.
- A Massachusetts home sale requires a smoke and carbon monoxide certificate from the local fire department. Schedule it with your attorney.
- Homes built before 1978 require lead paint disclosures; homes on septic need a Title 5 inspection.
- Spend on repairs an inspector will flag and on presentation. Large renovations need numbers that support them.
Assemble the file before listing
Buyers, their agents, lenders and attorneys will ask for the same documents. Having them ready shortens the time between an accepted offer and a signed purchase and sale agreement.
- Deed and, if available, a plot plan or survey
- Recent property tax bills and any exemptions you receive
- Building permits, warranties and contractor details for major work
- Twelve months of heating and utility costs
- Existing mortgage details for the payoff
- Any past inspection, lead paint or septic reports
- For condominiums: master deed, bylaws, rules, budget, current fee and the management contact
Condition: what to fix and what to leave
Two kinds of work tend to pay back. First, deferred maintenance a buyer’s inspector will find: active leaks, failed sealants, broken windows, systems that do not run. Second, presentation: clutter removed, neutral paint where needed, working lights, a clean entrance.
Larger projects such as a kitchen or bathroom renovation take time and rarely return their full cost in the price. Decide with recent comparable sales in hand. A pre-listing inspection can surface surprises early; once you know of a defect, you may not misrepresent it.
Required certificates and disclosures
Your attorney will coordinate timing, but each item below should be identified when you list.
| Item | When it applies | Notes |
|---|---|---|
| Smoke & CO certificate | Sale of a residential home | Issued by the local fire department after inspection; the fee is set locally |
| Lead paint disclosure | Homes built before 1978 | Federal disclosure and EPA pamphlet, plus the Massachusetts Property Transfer Notification |
| Home-inspection disclosure | Sale of a one-to-four-family home or a condominium unit | A separate form, given at or before the first contract and signed by buyer and seller |
| Title 5 inspection | Homes on a septic system | Generally within two years before the sale |
| 6(d) certificate | Condominium units | Issued by the association within ten business days of a written request |
| Final readings & lien certificate | Most sales | Arranged through the closing attorney |
What sellers and agents must disclose
Massachusetts does not prescribe a general seller disclosure form for most residential sales. That is not permission to conceal: a seller must not misrepresent the property or answer a buyer’s questions falsely, and licensed agents must disclose material defects they know about. Specific disclosures, such as lead paint for older homes, are required by law. If you are unsure whether something should be disclosed, ask your attorney before the listing goes live.
A working timeline
Work backward from the date you want to be under agreement.
| When | Focus |
|---|---|
| 6–8 weeks before listing | Pricing discussion, document file, repair list, contractor quotes |
| 3–4 weeks before | Repairs under way; engage your attorney; Title 5 inspection if on septic |
| 1–2 weeks before | Cleaning, staging, photography, floor plan |
| Listing period | Showings, open houses, offer review |
| After acceptance | Buyer’s inspection, P&S, certificates, closing preparation |
General information for Massachusetts sellers, current as of the date shown. Disclosure and contract questions depend on your property; confirm them with your attorney.