Source: Wisconsin REALTORS® Association Home Inspection Handout

Buying a home is one of the biggest investments you’ll ever make—emotionally and financially. And as your trusted real estate guide, my job is to not only help you find the right house, but to help you understand what you’re really buying.

A home inspection is one of the most powerful tools you have as a buyer. It protects you, educates you, and gives you the confidence to move forward with clarity. After 27+ years in real estate, I’ve walked hundreds of buyers through the inspection process, and I know exactly where the confusion, fear, and overwhelm tend to show up.

This guide breaks everything down simply, so you feel empowered—not intimidated—during one of the most important steps of your home purchase.

1. Choosing a Qualified Home Inspector

A solid inspection starts with a solid inspector. In Wisconsin, inspectors must be registered with the state. When you work with me, you’ll get a list of trusted, vetted inspectors I’ve personally worked with and would recommend for my own family.

You can also verify any inspector’s license through the Wisconsin DSPS website.

2. What a Home Inspector Actually Inspects

A home inspection is a visual evaluation, not an invasive investigation. Inspectors focus on the systems that matter most to safety, structure, and long-term cost.

Inspectors MUST look at:

• Foundation, structure & flooring systems

• Roof components

• Exterior grading & drainage

• Plumbing systems

• Electrical safety

• Interior walls, ceilings & floors

• Heating and central air

• Attic and crawlspace ventilation

Inspectors are not required to evaluate cosmetic issues, outbuildings, pools, appliances, or anything they cannot access safely.

When I review inspection reports with buyers, my goal is always the same:
➡️ Separate the noise from the real concerns
➡️ Help you understand what’s normal
➡️ Help you determine what actually affects value or safety

3. Can You Ask the Inspector to Look at Specific Things?

Yes — and I always encourage buyers to speak up.

If you have concerns about:

• Foundation cracks

• Previous repairs

• Roof age

• Moisture or mold

• Safety issues

You can request additional checks as long as the areas are accessible. I often help buyers craft these requests so nothing is missed or misunderstood.

4. What’s Inside the Inspection Report

The report includes:

• Observations

• Functional notes

• Items near end-of-life

• Safety risks

• Structural concerns

And here’s where I step in as your advocate: I walk you through the report line by line and help you understand what is normal for the age of the home, what is fixable, and what is worth negotiating.

Not every “imperfect” item is a defect—this is where my experience really protects you.

5. Understanding What Counts as a “Defect”

In Wisconsin, a defect has a very specific definition in the Offer to Purchase. It must:

• Significantly reduce value,

• Impair health or safety,

• Or significantly shorten the life of the property.

This is why working with an experienced REALTOR® matters. I help you avoid writing a Notice of Defects on items that don’t legally qualify—and avoid accidentally giving the seller the opportunity to walk away.

6. Should You Write a Notice of Defects?

This is never a “one size fits all” situation. I look at:

• The severity of the issue

• The type of financing

• The age of the home

• The seller’s disclosures

• The overall market conditions

Then I recommend whether negotiation, repair requests, credits, or a Notice of Defects is the best path to protect you.

7. What If the Seller Already Disclosed the Issue?

If the seller disclosed the problem in enough detail for you to fully understand it, you generally cannot use it again in a Notice of Defects. Part of my job is verifying what the seller disclosed and making sure you stay within the rules so your contract remains enforceable.

Final Thoughts — And Your Next Best Step

A home inspection isn’t about “passing” or “failing” a house—it’s about clarity.
My goal is to make sure you know exactly what you’re buying, what matters, what doesn’t, and how to move forward with confidence.

I’ve guided thousands of Wisconsin buyers through this process, and when you work with me, you’re not navigating it alone—you’re supported, protected, and empowered every step of the way.

If you’re thinking about buying or selling real estate in Wisconsin—especially around Castle Rock Lake, Mauston, Juneau County, or the surrounding areas—I’d love to be your guide. With 27+ years of experience, a top-producing RE/MAX agent & brokerage, and a deep love for helping people move into the next version of their lives, I’m here to help you every step of the way.

Let’s start your next chapter together. 💙
— Sally Luehman, Broker/Owner, RE/MAX RealPros 512 Gateway Ave Mauston, WI 53948
“We will move YOU.”