The Biggest Roadblocks Slowing Down MA & NH Transactions (And How a TC Eliminates Them)

Jan 8
3 min read

If you’ve closed a deal in the Merrimack Valley or the Seacoast recently, you know that the distance between "Offer Accepted" and "Recorded at the Registry" feels longer than ever. In 2026, the complexity of a real estate transaction in Massachusetts and New Hampshire has reached an all-time high.

For agents closing 3+ deals a month, these aren't just "hiccups"—they are roadblocks that threaten your commission, your reputation, and your sanity.

Here are the biggest hurdles currently slowing down local deals and how a professional Transaction Coordinator (TC) clears the path for you.

1. The New MA "Unwaivable" Inspection Rules

As of late 2025, Massachusetts law now prohibits sellers from requiring buyers to waive home inspections. While this is great for consumer protection, it has added a massive administrative layer to your plate.

The Roadblock: Every single offer now requires specific written disclosures and a "reasonable period" for inspections. If the paperwork isn't perfect, the contract is on shaky legal ground.
The TC Solution: We ensure the mandatory 2026 inspection disclosures are signed before the offer is even submitted. We track the "reasonable period" deadlines so you never face a "he-said-she-said" battle over a rescinded offer.

2. The $1M+ Non-Resident Withholding (Mass.gov Regulation 830 CMR 62B.2.4)

If you’re selling high-end real estate in MA and your seller is moving out of state (or is a non-resident), a new 2026 tax withholding rule has likely already caused you a headache.

The Roadblock: Closing agents are now required to withhold a percentage of the sales price for non-residents unless a Transferor’s Certification is filed perfectly. Missing this can stall a closing at the 11th hour.
The TC Solution: We identify residency status at the listing stage. We coordinate with the closing attorney early to ensure the certification is ready weeks before the walk-through, keeping the "net to seller" numbers accurate and the closing on track.

3. Smoke Certs and NH Title "Surprises"

In Massachusetts, the fire department's schedule is your master. In New Hampshire, unexpected liens or unpaid municipal water bills can haunt a title search.

The Roadblock: Waiting until the week of closing to realize the local fire department is booked out for 14 days or that there’s an undischarged mortgage from 1998.
The TC Solution: We treat the first 7 days of a contract as a "sprint." We book smoke inspections immediately and prompt the title company for an initial search within 48 hours. We find the "fire" while there’s still time to put it out.

4. The "Communication Black Hole"

With 3+ deals a month, you are managing roughly 15-20 different professionals (lenders, attorneys, appraisers, agents). One missed email from a lender regarding a condo 6D certificate can kill a deal.

The Roadblock: You spend 4 hours a day just being a "human router," forwarding emails and asking "Did you get that?"
The TC Solution: Your TC becomes the Central Air Traffic Control. We maintain a master checklist that all parties can see. If a document is missing, we chase it so you don’t have to.

The Reality of 2026 Real Estate

The market has shifted from "speed at all costs" to "compliance at all costs." If you are still trying to manage the minutiae of Title V septic reports, P&S attorney revisions, and NH C-PACER energy filings on your own, you are capping your income.

A Transaction Coordinator doesn’t just "do paperwork." We protect your closing date.