What Massachusetts sellers need before closing

Selling a home in Massachusetts involves a few state-specific requirements that catch sellers off guard, usually because they surface late. Here is what to line up, roughly in the order you'll need it, so nothing holds up your closing.

Smoke and carbon monoxide certificate

Every residential sale in Massachusetts needs a certificate of compliance from the local fire department showing the home has working smoke and carbon monoxide alarms in the required locations. The fire department inspects the home and issues the certificate, and the closing attorney will not close without it.

• Book the inspection after any renovation or repair work is done, since new work can change what's required.
• Alarms are generally needed on every level and outside sleeping areas. Carbon monoxide alarms are required in homes with fossil-fuel heating or appliances, a fireplace, or an attached garage.
• When older battery-only smoke alarms need replacing, Massachusetts rules generally call for sealed ten-year battery units.
• Certificates are valid only for a limited window, so schedule the inspection a few weeks before closing, not months ahead.

Title V septic inspection (homes on septic)

If your home uses a septic system instead of town sewer, you'll need a Title V inspection by a state-approved inspector. The inspection generally must be done within two years before the sale, or within three years if the system has been pumped every year and you have the records. Many homes in Natick and Framingham are on town sewer, but septic is common in towns like Sherborn, where homes rely on private systems.

If the system fails, it has to be repaired or replaced, and who pays for that becomes part of the negotiation. Getting the inspection done before you list removes that surprise from the middle of your deal.

Lead paint notification (homes built before 1978)

For homes built before 1978, sellers must give buyers the Massachusetts Property Transfer Lead Paint Notification and any lead inspection reports they have. Buyers then have the right to a lead inspection, usually within ten days. Sellers are not required to delead in order to sell. If a child under six will live in the home, the new owner becomes responsible for deleading or interim control within 90 days.

Condo documents (if you're selling a condo)

Condo sales need a 6(d) certificate from the condominium trust confirming that your common fees are paid up. Request it from the management company early, since some take a week or more to respond.

Final water and sewer reading and the municipal lien certificate

Close to closing, you'll request a final water and sewer meter reading from the town so the bill can be settled between buyer and seller. The closing attorney also orders a municipal lien certificate from the town to confirm property taxes and other charges are paid. You don't need to order the lien certificate yourself, but unpaid balances will show up on it.

A simple timeline

1. Before listing: order Title V if you're on septic, gather any lead paint reports, and request condo documents.
2. After the Purchase and Sale Agreement is signed: confirm your attorney, request your mortgage payoff, and book the smoke and CO inspection.
3. The final week: final water and sewer reading, final walk-through, and closing.