Not legal or financial advice. This page explains Wisconsin's rules and public programs in plain English, each linked to the law, form or agency page it comes from. Your offer is a contract: read the whole form, and ask your agent, lender or a lawyer about your own deal.
Before the Offer
- Money. Get pre-approved, and check down payment programs early: some need homebuyer education and weeks of processing.(City of Madison)
- Records. Run the 15 public-record checks on the house: taxes, special assessments, permits, flood zone and more.
- The agent relationship. See working with an agent.
Writing the Offer
- One state form. Wisconsin's Real Estate Examining Board approves the WB-11 Residential Offer to Purchase. A 2026 version can be used from October 1, 2026 and is required from January 1, 2027; until then agents may still use the 2024 version. The default deadlines on this page are the same in both.(DSPS)(WB-11 (2026))(WB-11 (2024))
- Acceptance and binding acceptance. Acceptance happens when all buyers and sellers have signed one copy. The offer binds only when a copy of the accepted offer is delivered to the buyer by the date written in; until then it can be withdrawn.(WB-11)
- Checkboxes count only if marked. An optional provision with an open box applies only if it's marked with an X.(WB-11)
- Time is of the essence for earnest money, binding acceptance, occupancy, closing and contingency deadlines, unless struck. Missing one is a breach.(WB-11)
- How days count. Calendar days, not counting the day of the event, ending at 11:59 p.m. Central on the last day. Business days skip weekends and Wisconsin or federal holidays. Hour deadlines run from the exact time.(WB-11)
- Earnest money is held by the listing firm unless the offer names someone else.(WB-11) A firm that holds it must keep it in an insured trust account; the interest goes to the state, not you.(Wis. Stat. 452.13) If the deal falls apart, small claims court has jurisdiction over earnest money disputes for 1 to 4 unit homes.(WB-11)
The Deadlines After Acceptance
Defaults that apply when the blank in the offer is left empty. Numbers written into your offer control.
| Step | What happens | Default deadline |
|---|---|---|
| Acceptance (day 0) | Everyone has signed the same offer. Most deadlines count from here. The offer binds only once a copy of the accepted offer reaches the buyer by the date written in.(WB-11) | |
| Earnest money | Delivered with the offer, or within the days written in.(WB-11) | 5 days |
| Proof of funds (no financing contingency) | A cash buyer delivers proof of funds, or the seller may terminate.(WB-11) | 7 days |
| Condition report | The seller delivers the Real Estate Condition Report. If it doesn't come, you have 2 business days after day 10 to rescind.(Wis. Stat. 709.02) | 10 days |
| Rescind over the report | If the report you got after making the offer discloses a defect, you can rescind in writing.(Wis. Stat. 709.05) | 2 business days after you receive it |
| Lead inspection (pre-1978) | Federal 10-day window for a lead inspection or risk assessment, unless changed or waived in writing.(EPA) | 10 days |
| Inspection objection | Deliver the inspection report and a written Notice of Defects, or the contingency counts as satisfied.(WB-11) | 15 days |
| Seller's notice to cure | The seller says in writing whether it will fix the defects (unless the offer took away the right to cure).(WB-11) | 10 days after your notice |
| Radon objection | Deliver a test result of 4.0 pCi/L or higher and a written objection.(WB-11) | 20 days |
| Loan commitment | Deliver the lender's written commitment. Once delivered, the financing contingency is gone and the risk of the loan falling through is yours.(WB-11) | Days you write in (no default) |
| Appraisal objection | If the appraisal comes in below the price, object in writing; the seller may cure by lowering the price.(WB-11) | Days you write in; seller cure 5 days |
| Title commitment | The title commitment reaches you, showing title as of no more than 15 days before delivery.(WB-11) | 5 business days before closing |
| Walk-through | Your pre-closing walk-through.(WB-11) | Within 3 days before closing |
| Closing | Deed signed, money paid. A closing date on a weekend or holiday moves to the next business day.(WB-11) | Date written in |
The Condition Report
The seller of a 1 to 4 unit home must give you a Real Estate Condition Report within 10 days of acceptance.(Wis. Stat. 709.02) If it discloses a defect and you got it after making your offer, you can rescind within 2 business days of receiving it.(Wis. Stat. 709.05) The condition report guide goes through every item and how to check it.
Separately, the seller states in the offer that it knows of no listed conditions affecting the property beyond those in the condition report you got before signing.(WB-11) The firm also owes you written disclosure of material adverse facts it knows and you couldn't find by reasonably vigilant observation.(Wis. Stat. 452.133)
Contingencies
You may inspect or test only if your offer includes a contingency for it.(WB-11)
- Inspection. An inspection by a Wisconsin registered home inspector that finds no defects. "Defect" uses the condition report's three-part definition, including a significant effect on value. Defects you knew of before signing don't count. See home inspections.(WB-11)
- Right to cure. Unless struck, the seller can elect to fix the defects, then must give you a report of the work at least 3 days before closing. If the seller can't or won't cure, or misses its deadline, the offer is void.(WB-11)
- Radon. Optional. The test passes below 4.0 pCi/L, and the seller may cure with a mitigation system and a passing retest.(WB-11) See radon.
- Financing. You fill in the loan type, amount, term, maximum rate and the days to deliver a loan commitment. If you miss the deadline, the seller may terminate before it actually receives the commitment.(WB-11)
- Appraisal. Optional: an appraisal at or above the price by a Wisconsin licensed or certified appraiser. An FHA, VA or USDA amendatory clause may replace it.(WB-11)
- Selling your current home. The optional Closing of Buyer's Property contingency. With the bump clause, if the seller accepts a secondary offer you have 72 hours (if blank) after actual receipt of notice to waive the contingency and show you can close, or the offer is void.(WB-11)
Who Pays What on the WB-11
| Cost | Who pays |
|---|---|
| Wisconsin real estate transfer fee: 30 cents per $100 of value or fraction of $100(Wis. Stat. 77.22) | Seller(WB-11) |
| Owner's title insurance policy for the purchase price, and the gap endorsement unless struck | Seller(WB-11) |
| Lender's title policy and recording the deed (Dane County: $30 per document)(Dane County Register of Deeds) | Buyer(WB-11) |
| Homeowners association one-time transfer fees | Buyer, unless struck(WB-11) |
| Special assessments levied, or for work begun, before the offer date | Seller, by closing(WB-11) |
| Other special assessments | Buyer(WB-11) |
| Property taxes, association dues and rents | Prorated through the day before closing; taxes default to the prior year's net bill(WB-11) |
Check for pending special assessments before you write the offer. The lottery credit stays with the house and is figured into the tax proration.(Wisconsin DOR)
Closing
- Title. The seller conveys by warranty deed, free of liens except those listed. The title commitment must reach you at least 5 business days before closing; you object in writing by closing, and the seller gets up to 15 days to fix it.(WB-11)
- Walk-through and damage. You get a walk-through within 3 days before closing. If the house is damaged before closing by up to 5% of the price, the seller must restore it; over 5%, you can terminate or take the insurance money.(WB-11)
- Wire fraud. The offer warns to confirm wiring instructions in person or by calling a number you've verified.(WB-11)
- Transfer return. A deed can't be recorded without an electronic Real Estate Transfer Return and the fee.(Wis. Stat. 77.22) It's filed in DOR's My Tax Account, asks whether the house will be your primary residence, and includes the lottery credit application.(Wisconsin DOR)(Wis. Stat. 77.22)
- Recording in Dane County. The Register of Deeds needs the original notarized deed, the transfer return receipt, the transfer fee and the $30 recording fee.(Dane County Register of Deeds)(Dane County Register of Deeds) See deeds and records.
- Foreign sellers. The condition report asks whether the owner is a foreign person under FIRPTA; if so, the buyer must withhold tax unless an exception applies.(Wis. Stat. 709.03)
After you move in: claim the lottery and gaming credit if it isn't already on the parcel, and see the new homeowner checklist.
Working With an Agent
- No contract needed for help, but needed for negotiation. A firm may provide brokerage services to anyone, with or without a written agency agreement, but it can negotiate on your behalf only if you're its client under one.(Wis. Stat. 452.134)
- Disclosures. A firm must give a non-client the statutory Disclosure to Customers before negotiating for them, and give clients the Disclosure to Clients by the time the agency agreement is signed.(Wis. Stat. 452.134-.135)
- Duties to everyone: honesty and fairness, reasonable skill and care, written disclosure of material adverse facts, and confidentiality. Clients also get loyalty and advice on request.(Wis. Stat. 452.133)
- One firm, both sides. A firm representing both buyer and seller needs every client's written consent.(Wis. Stat. 452.134)
- Commissions from January 1, 2027. If a seller agrees to pay the buyer's firm, it must be stated in the signed offer.(2025 Wis. Act 69) The 2026 WB-11 has a section for it.(WB-11)
- Agents aren't lawyers. They can explain the form generally but can't give legal advice.(WB-11) Check any agent or firm on the state license lookup.(DSPS)
Badger Homeowner doesn't recommend agents, lenders, inspectors or contractors, and takes no money from them.
Questions
What is the WB-11 offer to purchase?
Wisconsin's state-approved Residential Offer to Purchase, used for 1 to 4 unit homes. A 2026 version can be used from October 1, 2026 and is required from January 1, 2027; the 2024 version is still in use until then.
How do deadlines count in a Wisconsin offer?
Days are calendar days and don't include the day of the event, such as acceptance; each deadline ends at 11:59 p.m. Central on the last day. Business-day deadlines skip Saturdays, Sundays and legal holidays.
How long is the inspection period in Wisconsin?
Whatever the offer says. If the blank is left empty, the WB-11 gives the buyer 15 days after acceptance to deliver the inspection report and a written Notice of Defects.
Who pays the transfer fee in Wisconsin?
The seller (grantor). It's 30 cents per $100 of value or fraction of $100. On the WB-11, the seller also pays for the owner's title insurance policy and the buyer pays to record the deed and for the lender's title policy.
Do I need a buyer agency agreement in Wisconsin?
Not to get brokerage services; a firm may help any party with or without one. But a firm can negotiate on your behalf only if you're its client under a written agency agreement.