Quick answer: After your offer is accepted, a Wisconsin-registered home inspector looks over the home's structure and major systems and gives you a written report. If the report finds defects, we can ask the seller for repairs, a credit or a price change, or, depending on your offer, cancel. Your inspection contingency in the offer sets the rules and deadlines.
The inspection is one of the most important steps in buying a home. It can feel overwhelming to read a long report, so here's what to expect.
When does the inspection happen?
Right after your offer is accepted is when we want to schedule it. Your offer will likely include an inspection contingency with deadlines for getting the inspection done and responding to the report. I'll help you schedule it quickly so we stay on track.
What does a home inspector check?
Roof, gutters and exterior
Foundation and basement, including signs of water
Heating and cooling systems
Plumbing and water heater
Electrical panel and wiring you can see
Windows, doors, attic and insulation
Plan to attend at the end if you can. Your inspector can walk you through the big items in person, which is often more helpful than the report.
How much does a home inspection cost?
Usually a few hundred dollars, depending on the home's size and age. You pay the inspector directly, before closing.
What counts as a "defect"?
In Wisconsin's standard offer, a defect is generally a condition that would significantly hurt the home's value, significantly affect health or safety, or significantly shorten the normal life of a major part of the home if it's not fixed. Things you already knew about before you made your offer usually don't count.
That means a home that's just older isn't a problem by itself. A 20-year-old water heater that works is different from one that's leaking.
A home inspection report is almost always very long, so don’t be alarmed.
What about radon, sewer and well tests?
The standard inspection is a visual inspection, not testing. Tests like radon, a sewer lateral camera, or well and septic checks are often handled through separate contingencies in your offer. We'll decide what makes sense for the home before you write your offer.
What happens after the report?
We read it together and focus on what really matters. Then we can:
Ask the seller to fix items before closing
Ask for a credit or a lower price so you can fix things your way
Accept the home as is if everything looks fine
Cancel, if your contingency allows it and the issues are too big
Whether the seller has a "right to cure" (the right to fix defects instead of the deal ending) depends on how your offer is written. I'll explain this before you sign.
My best inspection tips
Focus on safety, water and big-ticket systems, not small cosmetic items
Ask the inspector, "What would you fix first if this were your home?"
Get quotes for big repairs so we negotiate with real numbers
FAQs
Is a home inspection required in Wisconsin?
No, but it's strongly recommended. An inspection contingency in your offer lets you learn about the home and respond if defects are found.
How much does a home inspection cost in Wisconsin?
Usually a few hundred dollars, depending on the home's size and age, and company choice. I always say to plan for $500-700.
Do you have an inspector you can recommend to me?
Yes! I will always recommend preferred inspectors that you can choose to use. I have gone through MANY great and not so great ones throughout the years, so really know the difference. My inspectors are top tier, knowledgable, and offer 100% satisfaction guarantees to you.
Does a home inspection include radon testing?
Not usually. The standard inspection is visual. Radon and other tests are often added through separate contingencies.
Want a calm, step-by-step plan? See my first-time buyer roadmap or send me a message. You might also like 7 first-time buyer mistakes to avoid.
About the author
Kaeley Simek, REALTOR® helps buyers and sellers across Milwaukee, Waukesha, Washington, Kenosha and Walworth Counties. She's a Real Trends Verified top 1.5% agent nationally. In her words: “I take great pride in doing everything I can to give you the ultimate buying or selling experience. My top values are communication, honesty, kindness and having the heart of a teacher: guiding you and explaining your options so you can make great decisions. I’m extremely experienced with unique and tough challenges, and I love to negotiate.” Questions? Call or text 414-501-7880 or send her a message. She replies within 2 hours (before 8 pm).
This article is general information, not legal, tax or lending advice. Loan programs and rules change, so confirm details with your lender and agent.
