Full Home Inspections

A home inspection in Wisconsin is a formalized, non-invasive assessment governed by state statutes §440.975 and Administrative Code (SPS 131). The scope of a registered home inspector's services applies to "improvements to residential real property that contains not more than four dwelling units."

This broad legal definition means that Wisconsin home inspectors routinely cover a wide and varied range of residential property types, including:

• Single-Family Homes: The most common inspection type, covering the entire structure and all systems.

• Duplexes, Triplexes, and Four-Plexes (Multi-Unit Residential): Inspections are performed on the building envelope and all major systems (HVAC, plumbing, electrical) that serve the entire structure, as well as the components within each individual dwelling unit.

• Condominiums: Typically, the inspection focuses on the interior dwelling unit and the mechanical components (HVAC, plumbing) serving that unit, as the building's common elements are usually the responsibility of the association.

• Specialized Residential Types: This also includes smaller or unique dwelling types like Tiny Homes, Farm Homes (excluding agricultural structures), Cottages, Townhouses, and Modular Homes, provided they fall within the four-unit legal limit.

In all cases, the inspection's purpose is to detect and report on "observable conditions" that meet the state's definition of a "defect “a condition that significantly impairs the health or safety of occupants or shortens the life of a component.

A home inspection is a visual, non-invasive examination of a residential property performed by a trained and certified professional. The inspector's job is to observe and report on the functional condition of the home's major systems and components at the time of the inspection. It is a snapshot of the property's condition, not a guarantee or warranty of its future performance.

A standard inspection follows a set of established Standards of Practice (such as those from state statutes or professional organizations like ASHI or InterNACHI). This scope typically includes assessing:

• Structural Components: Foundation, basement, crawlspace, and visible framing.

• Exterior: Roof, siding, windows, doors, flashing, drainage, and grounds.

• Interior: Walls, floors, ceilings, stairways, and railings.

• Major Systems: HVAC (Heating, Ventilation, and Air Conditioning), Plumbing, and Electrical systems.

• Insulation & Ventilation: Attics, unfinished spaces, and ventilation systems.

Buyers often focus on aesthetics (paint, décor, floor finishes), while the inspector focuses on the functional integrity of the home's systems. Inspectors use specialized knowledge and techniques to find problems that are hidden or not obvious, such as:

• Testing components: Operating the furnace, flushing toilets, and running water to check flow and drainage.

• Checking hidden areas: Accessing the attic and crawlspace (if safely accessible) to look for signs of roof leaks or structural issues.

• Identifying tell-tale signs: Recognizing subtle clues like minor cracks that indicate major structural movement or faint water stains that point to active leaks.

The inspection often reveals defects in the "Big Five" high-cost systems, which represent the largest financial risks. Common findings include:

• Roof Failures: Deteriorated shingles, damaged flashing, or signs of water intrusion indicating the Roof is at the end of its useful life.

• HVAC Malfunctions: Aging or poorly maintained furnaces or air conditioning units that require immediate replacement.

• Plumbing Issues: Active pipe leaks, improper drainage, or signs of compromised sewer lines.

• Electrical Hazards: Outdated wiring (like knob-and-tube), fire hazards in the panel, or safety issues like missing grounding.

Absolutely. The inspection report provides objective, third-party documentation of any identified defects, complete with photos and clear descriptions. If significant issues are found, the buyer gains negotiating leverage. This allows the buyer to request:

• A reduction in the purchase price.
• A credit at closing to cover the cost of repairs.
• That the seller fix the defect prior to closing.

This often saves the buyer far more money than the inspection cost itself.

Generally, no. A home inspection is not a code enforcement inspection; its purpose is to identify defects, not to certify the property's compliance with current building codes. Furthermore, most standards of practice prohibit the inspector from providing repair cost estimates or predicting the lifespan of components. The inspector identifies the problem; the buyer then uses qualified contractors to obtain repair quotes.

While inspectors are trained professionals, they are limited to observing readily accessible components and cannot move furniture, remove fixed coverings, or inspect areas that pose a safety risk. Therefore, it is possible for defects hidden behind walls or below grade to be missed. Reputable inspectors typically carry Errors and Omissions (E&O) insurance to cover claims stemming from professional negligence or mistakes made within the scope of the inspection.