Maine Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Maine transactions, plus a plain-English summary of what Maine law expects in a residential purchase contract. Free PDF, no signup required.
Maine Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Maine Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Maine residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Residential Property Disclosure Statement
33 M.R.S. §§ 171-179 (required content at § 173)
Seller must give purchaser a written property disclosure statement covering water supply system, heating system/source, waste disposal system, hazardous materials (asbestos, lead-based paint pre-1978, radon, underground oil storage tanks, methamphetamine), known defects, means of access to the property (public way or private road/road association), flood hazard, and shoreland zoning ordinance violations/enforcement.
Applies to: all residential real property (1-4 dwelling units) unless exempt under 33 M.R.S. § 172 (e.g., court-ordered, foreclosure, fiduciary, co-owner, and certain other transfers)
Flood hazard disclosure (component of the disclosure statement)
33 M.R.S. § 173(7) (added by PL 2023, c. 585)
Seller must disclose whether the property is wholly/partly in a FEMA special flood hazard area (with the flood zone designation and a copy of the relevant FIRM panel), and any flood events, flood damage, flood insurance claims, or disaster aid during the seller's ownership.
Applies to: all residential (part of the § 173 disclosure statement)
Arsenic information (private well water and treated wood)
33 M.R.S. § 173-A
Seller must provide the purchaser the informational materials developed by the Director of the Bureau of Health (Maine CDC) on what homeowners should know about arsenic in private water supplies and arsenic in treated wood; the statute mandates delivery of the state-developed pamphlet, not specific verbatim contract language.
Applies to: all residential real property sales subject to the disclosure subchapter
Smoke detector certification at closing
25 M.R.S. § 2464(10)
Purchaser (not seller) of a single-family dwelling or multiapartment building must certify at closing, signed and dated, that the purchaser will install smoke detectors within 30 days of acquisition/occupancy if not already present; violation does not create a title defect.
Applies to: single-family dwellings and multiapartment buildings acquired by sale or exchange
Carbon monoxide detector certification at closing
25 M.R.S. § 2468(5)
Purchaser of a single-family dwelling or multiapartment building must certify at closing, signed and dated, that the purchaser will install CO detectors (electric plus battery powered) in areas within or giving access to bedrooms within 30 days of acquisition/occupancy; violation does not create a title defect.
Applies to: single-family dwellings and multiapartment buildings acquired by sale or exchange
Federal lead-based paint disclosure (note only) Verbatim language required
42 U.S.C. § 4852d; 24 C.F.R. Part 35 / 40 C.F.R. Part 745
Federal requirement (not Maine-specific): lead disclosure form, EPA pamphlet, and 10-day inspection opportunity for pre-1978 housing; Maine § 173(4)(B) cross-references the federal regime.
Applies to: pre-1978 residential housing
Maine Closing Practice at a Glance
| Deed convention | Warranty Deed is customary for arm's-length residential sales (Quitclaim Deed with Covenant is also common in Maine practice, roughly equivalent to a special warranty deed) |
| Transfer tax | Real Estate Transfer Tax (36 M.R.S. § 4641-A) |
| Customary payer | split - statutorily imposed 1/2 on grantor and 1/2 on grantee; $2.20 per $500 of value, plus (effective 11/1/2025, PL 2025 c. 388) an additional $3.80 per $500 on the portion of value exceeding $1,000,000 |
| Attorney closing | Attorney not required for a typical closing. No statute requires attorney involvement; closings are handled by both title companies and attorneys. Buyer-side title opinions by Maine attorneys remain common in some transactions. |
| Witness and notary | Acknowledgment only - deeds must be acknowledged before a notary public or a Maine-admitted attorney (or other authorized officer) before recording (33 M.R.S. § 203); no witnesses required. |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Maine attorney before use. Read the full disclaimer.
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