So you’ve found your dream home in Milwaukee and you’re ready to make an offer! Exciting stuff. But before you sign on the dotted line, it’s crucial that you get a professional home inspection.
A home inspection allows a trained pro to thoroughly examine the home’s condition. They’ll check for any issues or defects that may affect your home’s value or require repairs down the line.
I know home inspections can feel overwhelming, especially if it’s your first time buying a home. That’s why I’ve put together this checklist to walk you through what to expect during a typical home inspection in Milwaukee.
Scheduling the Home Inspection
Once your offer is accepted, move quickly to get the inspection scheduled. You typically have 10 days from the date you sign the purchase agreement to complete the inspection.
You’ll want to hire a licensed and experienced home inspector. Look for Home Inspectors in Milwaukee WI with certifications from national associations like the American Society of Home Inspectors (ASHI) or InterNACHI.
Ask friends for referrals or search online reviews. Make sure the inspector carries errors and omissions insurance as well. This protects you if they miss something major during the inspection.
Expect to pay $300-$500 for a standard single-family inspection in the Milwaukee area. Plan for a few hours for the inspection itself.
Areas Inspected
A typical home inspection covers the physical conditions inside and outside the home. Here are some of the major systems and areas the home inspector will evaluate:
Roof and Attic
- Roof age, condition, and estimated remaining life
- Visible flashing, vents, and chimneys
- Signs of leaks or water damage
- Attic insulation and ventilation
Exterior
- Condition of siding, trim, paint, decks, and porches
- Windows and doors for damage and function
- Grading and drainage issues
Structural
- Foundation for cracks or shifting
- Floors and walls for sagging or settling
- Ceilings and walls for cracks
Electrical
- Main panel and wiring for safety and function
- Outlets, switches, and light fixtures tested
- Ground fault circuit interrupters near water sources
Plumbing
- Water pressure, leaks, pipe condition and venting
- Water heater age, leaks, safety
- Functional testing of fixtures
- Evidence of pests or water damage
Heating and Cooling
- Furnace, heat pumps, and AC unit age and condition
- Ductwork and vents for leaks or blockages
- Chimneys and gas lines inspected
- Air filter condition
Interior
- Ceilings, walls, and floors inspected for cracks or stains
- Doors, windows, and cabinets for function
- Ventilation, insulation, and air flow
This covers the main systems, but a good inspector will also look for other issues like mold, radon, pest damage, and more.
What the Inspector Does NOT Check
While home inspectors check the physical condition, their job isn’t to confirm full code compliance or test absolutely everything.
Here are some things that won’t be included:
- Hidden defects like foundation cracks behind drywall
- Testing alarm systems, phone lines, TV/internet
- Assessing cosmetic flaws like carpet stains or minor paint cracks
- Evaluating zoning laws or permits
And of course, they can’t predict future problems or how long systems will last. They simply provide a general condition assessment at the time of inspection.
Attending the Inspection
As the buyer, you’re allowed and encouraged to attend the inspection yourself. This way you can see the home’s condition first-hand and ask the inspector questions.
Just respect that the inspector needs space and time to thoroughly assess the property. Don’t interrupt constantly or get in the way.
Also be aware that inspectors cannot move personal items like furniture to check behind them. Talk to the sellers ahead of time to make sure areas are clear.
Reviewing the Inspection Report
At the end of the inspection, you’ll receive a detailed report summarizing the home’s overall condition and highlighting any issues found. Expect to get this within 24-48 hours.
The report will call out both major and minor flaws. As a buyer, you’ll need to decide which items are non-negotiable deal-breakers vs. which are minor flaws you’re willing to accept.
I always recommend having your real estate agent review the report too, since they can better advise you on what to address with the sellers vs. what is standard for a home of that age and location.
Negotiating Repairs
After reviewing the inspection results, you can go back to the sellers with requests for repair credits or for them to fix certain issues prior to closing. Make sure any requests are in writing.
Focus on the bigger items vs. nitpicking every small thing in the report. Offer the sellers reasonable timeframes to complete the repairs and get them inspected again if needed.
Keep in mind there may be defects even the sellers weren’t aware of, so approach negotiations diplomatically. Be prepared that they may be unwilling or unable to fix everything.
Understanding Your Options
If you have major concerns after the inspection, you do have options as a buyer:
- Request repairs: Ask the seller to correct issues and produce receipts prior to closing.
- Credit at closing: Rather than repairs, ask for a credit so you can handle fixes yourself later.
- Price reduction: Offer a lower purchase price to account for large issues found.
- Terminate contract: You can choose to walk away if problems are excessive, non-negotiable, or the seller refuses to address them.
In most cases, sellers will be reasonable and work with you to find an acceptable solution. But you need to understand the contract terms if you do wish to walk away over the inspection results.
Why a Home Inspection Matters
While home inspections add time and cost upfront, they’re extremely worth it to understand what you’re getting into. Catching problems early protects you from expensive repairs and hassles after moving in.
Think of the inspection as your chance to learn the home’s true condition and negotiate needed fixes, rather than getting stuck with unknown issues later. A little effort now saves huge headaches down the road.
Buying a home is a big investment – take the time to do it right! Following this home inspection checklist will help ensure you make an informed purchase decision.
Let me know if you have any other home buying questions! I’m happy to help anytime.
