You’re finally ready to hunt for that perfect Greater Boston nest, but the paperwork feels like decoding a treasure map in the dark. I get it—buying a home is thrilling enough without the fine print fogging things up.
As your Realtor at Arborview Realty, I believe transparency is the only way to do business. My buyer representation is straightforward, client-first, and designed to protect your interests from day one. Here is the “no-fluff” guide to the documents you’ll encounter in 2026.
1. The Written Buyer Agency Agreement
Since the industry shifts in 2024, Massachusetts law requires a written agreement before we tour properties together.
- What it is: A document outlining our relationship and how I am compensated.
- My Approach: Historically, I’ve preferred not to lock clients into exclusive contracts early on. You deserve to work with someone you trust. I’ll present the basic contract right away, and we can talk about how to get to know each other and move forward together before any exclusivity.
- Flexibility: My contracts include “mutual agreement termination” language. If it’s not working, we part ways—no hard feelings. We can also build in “variable rate” language to handle scenarios where a seller might not cover my preferred 2.5% commission, ensuring you aren’t hit with unexpected costs.
2. Mandatory Massachusetts Disclosures
There are four forms you’ll see early in the process. Reviewing them now beats rushing through them during an offer.
- Lead Paint Disclosure (Pre-1978 Homes): Most of our Greater Boston housing stock has lead paint history. My husband, Jack, is a certified moderate-risk lead remediator, and we’ve deleaded two of our own properties. If you have “old house” questions, we have the first-hand answers.
- MA Consumer Relationship Disclosure: This isn’t a contract! It simply identifies who represents whom in the transaction.
- MA Guide to Home Inspections: A state-mandated primer on why inspections matter and how to find a licensed pro.
- MA Home Inspection Regulation (New for 2025/2026): Under the Affordable Homes Act, sellers can no longer ask you to waive an inspection as a condition of accepting your offer. This is a big change for buyer protection, and we’ll discuss how to use this strategically.
The Bottom Line
I don’t want you paralyzed by legalese; clear contracts are simply the roadmap to your win. Whether we’re looking at a Somerville condo or a Canton single-family, my goal is to make the process feel like a collaboration, not a chore.
Ready to start the search? Let’s hop on a call to map your path to keys in hand. Drop me a line at kate@arborviewcompanies.com or check out my Substack for more deep dives into the local market.
Kate Ziegler Romano is a Boston-based Realtor and investor. Follow @kziegs on Instagram for neighborhood nuggets and a look at the “bones” of Boston real estate.
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Experience matters when stakes are high. With $125M+ in sales and 160+ transactions, I offer the strategic guidance and contractor roots you need to navigate the Greater Boston market. From Peters Hill to Medfield, leverage my data-driven approach to house hacking and next-move transitions. Let's bring you home!