Check the Inspector
- Registration is required. Anyone who does a home inspection for pay must be registered with the Department of Safety and Professional Services (DSPS) to work as or call themselves a home inspector.(Wis. Stat. ch. 440) A business can't offer home inspections unless every inspector it employs is registered.(Wis. Stat. ch. 440)
- What it takes. At least 40 hours of approved training, 20 of them hands-on;(SPS 131.405) a background check; and two exams: the National Home Inspector Examination and a Wisconsin statutes-and-rules exam passed at 85%.(DSPS) Then 40 hours of continuing education every 2 years after the first two renewals.(Wis. Stat. ch. 440)
- Look it up. Search the inspector's name on the state's LicensE lookup, and check DSPS disciplinary orders.(DSPS) Registrations renew by December 14 of even-numbered years.(DSPS)
- Exceptions. Licensed tradespeople inspecting within their own license, contractors inspecting as part of a repair job who don't claim to be home inspectors, and government inspectors don't need the registration.(Wis. Stat. ch. 440)
What a Wisconsin Home Inspection Covers
A home inspection is an examination of the "observable, readily accessible" systems and parts of a home. It must be competent and diligent but doesn't have to be technically exhaustive, and the inspector only removes panels an occupant would normally open.(Wis. Stat. ch. 440) The rules set the list, system by system.(SPS 131)
| System | Must inspect and report | Not required |
|---|---|---|
| Foundation and structure | Foundation type and condition; columns and floor framing.(SPS 131) | None listed |
| Roof | Coverings, drainage, flashing, skylights, chimneys, penetrations and signs of leaks. The report says how the roof was looked at.(SPS 131) | Walking on the roof; solar panels, antennas, internal gutters and underground drain pipes. |
| Exterior | Siding, trim, entry doors, at least one window per side, decks, porches, steps and railings, eaves, and grading, drainage, walks and retaining walls next to the house. Garage door openers: whether they reverse or stop when they meet resistance.(SPS 131) | Storm windows and screens, fences, wall insulation, outbuildings other than garages, soil and trees. |
| Plumbing | Supply and drain piping, fixtures and faucets (all run), leaks, cross connections, vents, water heaters, fuel piping and sump pumps.(SPS 131) | Water softeners, sprinklers, well water quantity and quality, septic systems, foundation drains, flue interiors, pools. |
| Electrical | Service and panels, grounding, main disconnect, amperage and voltage, branch circuits including aluminum wiring, a sample of lights, switches and outlets, GFCI operation, smoke detector power, and polarity of outlets near water, in the garage and outside.(SPS 131) | Opening panel interiors beyond the cover, operating breakers other than GFCIs, low-voltage, phone, cable and security wiring. |
| Heating | Equipment, controls, safety controls, the outside of chimneys and vents, fireplaces and wood stoves, and a heat source in each room. Run with normal controls.(SPS 131) | Flue interiors, humidifiers, electronic air filters, room-by-room adequacy, heat exchangers unless readily visible. |
| Central air | Equipment, controls and a cooling source in each room. Run with normal controls.(SPS 131) | Window units, refrigerant pressure or leaks, or running it when the weather could damage it. |
| Interior | Walls, ceilings, floors, stairs and railings, counters, a sample of doors and windows, garage fire separation, and signs of water or abnormal condensation.(SPS 131) | Paint and finishes, carpet, window treatments, household appliances. |
| Insulation and ventilation | Insulation in unfinished spaces, attic and foundation ventilation, kitchen, bath and laundry venting.(SPS 131) | Insulation hidden in walls. |
What It Leaves Out
- No warranty, no strength or efficiency calculations, nothing dangerous, and no running equipment that's broken or won't respond to normal controls.(Wis. Stat. ch. 440)
- Blocked areas stay unseen. Inspectors don't move furniture, belongings, insulation, plants, soil, snow, ice or debris.(Wis. Stat. ch. 440) A winter inspection may not see the roof or grading well.
- Pests and hazardous substances are outside the inspection, as are cosmetic items, underground items and things not permanently installed.(Wis. Stat. ch. 440)
- No predictions or prices. The report doesn't have to cover life expectancy, repair methods or costs, or building code compliance.(Wis. Stat. ch. 440)
- No opinion on the deal. An inspector may not tell you what the house is worth or whether to buy it.(Wis. Stat. ch. 440)
Add-On Tests Buyers Order
Each one is outside the standard inspection. Tap a test to see what Wisconsin rules and agencies say.
Radon: Not part of a home inspection.
Wisconsin doesn't require a radon test to sell a home, but the state health department recommends one: at least 48 hours, house closed for 12 hours first, in the lowest livable level, by a tester certified in a radon proficiency program.(Wisconsin DHS) The WB-11 offer has its own radon contingency, 20 days if left blank.(WB-11) See radon in Dane County.
Private well: Not part of a home inspection.
Wisconsin doesn't require a well inspection or water test at sale. If a well inspection is done, it must be by a licensed well driller or pump installer and test for coliform bacteria, nitrate and arsenic; a home inspector can't hold that license.(Wisconsin DNR) Public Health Madison & Dane County closed its water lab on October 1, 2025 and points to other labs, such as the State Lab of Hygiene.(PHMDC)
Septic system: Not part of a home inspection.
Home inspectors don't have to look at septic systems.(SPS 131) Dane County keeps septic systems on a three-year inspection and maintenance cycle; we found no county rule requiring an inspection at sale.(Dane County ch. 46) Ask the seller for the system's maintenance reports.
Sewer lateral: Not part of a home inspection.
In Madison the owner owns and maintains the sewer pipe from inside the house to the city main.(City of Madison) The city recommends a video of the line before agreeing to a repair, and its engineers will review the video for free.(City of Madison) More in sewer laterals.
Lead paint (built before 1978): Not part of a home inspection.
Buyers of pre-1978 homes get 10 days to have a lead inspection or risk assessment, unless they agree in writing to change or waive it.(EPA) In Wisconsin that work is done by DHS-certified risk assessors working for certified lead companies; DHS posts a monthly list.(Wisconsin DHS)(Wisconsin DHS)
Asbestos: Not part of a home inspection.
Hazardous substances are outside a home inspection.(Wis. Stat. ch. 440) EPA says to leave asbestos material in good condition alone and have a trained, accredited professional take samples.(EPA)
Mold: Signs of water and condensation are reported; mold testing isn't.
EPA says that if mold is visible, sampling usually isn't needed, there are no federal mold limits, and the fix is controlling moisture.(EPA)
Chimney and flue: Only the outside of the chimney.
Inspectors don't have to look inside flues.(SPS 131) EPA's Burn Wise program says fire officials recommend a professional inspection of wood-burning appliances and chimneys every year.(EPA)
Pests and wood-destroying insects: Not part of a home inspection.
Inspectors aren't required to look for rodents, insects or wood-damaging organisms.(Wis. Stat. ch. 440) See house pests.
The Report
- What it lists. What the inspector was required to inspect, what they did inspect, and any defects, using the word "defect" when the legal definition is met.(Wis. Stat. ch. 440)
- "Defect" in the law is a condition that would significantly impair health or safety, or significantly shorten the normal life of the component, if not fixed.(Wis. Stat. ch. 440)
- A summary page must list the defects, and separately items needing repair, further evaluation, monitoring or maintenance, with page numbers. It carries a required note that it doesn't replace reading the whole report.(Wis. Stat. ch. 440)
- Two definitions. Your offer's definition of "defect" is broader: it also counts a significant adverse effect on value. The report's summary page has to say so.(WB-11)(Wis. Stat. ch. 440)
- Timing. No fixed number of days in law; a report that misses the agreed date, or a reasonable time if none was agreed, is grounds for discipline.(Wis. Stat. ch. 440) Agree on the date in writing, since your offer's clock is running.
The Inspection Deadline in Your Offer
On Wisconsin's 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 the 2024 version is still in use, and the default deadlines below are the same in both.(DSPS)(WB-11 (2026))(WB-11 (2024))
- Observation, not testing. The offer's inspection is a look, not a test, except for checking carbon monoxide and gas leaks. Soil, water, air and material tests need their own contingency.(WB-11)
- 15 days if left blank. Unless you deliver the report and a written Notice of Defects within the days written in (15 if blank) after acceptance, the contingency is treated as satisfied. A proposed amendment isn't a Notice of Defects.(WB-11)
- The seller's right to cure. Unless the offer says the seller "shall not" cure, the seller has 10 days (if blank) to say in writing it will fix the defects, then must do the work in a good and workmanlike manner and give you a written report at least three days before closing.(WB-11)
- Known conditions don't count. Defects you knew about or had written notice of before signing aren't grounds to object.(WB-11)
- You order and pay for the inspections, and must give the seller copies of all reports.(WB-11)
The full timeline is in buying a house in Wisconsin, step by step.
Rules Inspectors Follow
- Your report is yours. It goes only to you unless you consent.(Wis. Stat. ch. 440)
- Conflicts. No inspecting a deal where the inspector or family is on the other side without your written consent, no pay from more than one party without everyone's written consent, and no referral fees with anyone who isn't a home inspector.(Wis. Stat. ch. 440)
- No paid repairs on a home they inspected within 2 years, unless the owner agreed in writing before the inspection.(Wis. Stat. ch. 440)
- No liability caps. The contract can't disclaim or limit liability for missing the standards. A lawsuit must be filed within 2 years after the inspection, and the contract can't shorten that.(Wis. Stat. ch. 440)
Complaints
File a complaint about a home inspector with DSPS online or by mail. DSPS can act only on the registration; it can't get your money back, and it may close a fee dispute as a private civil matter. Investigated cases can take more than a year.(DSPS) For money, the 2-year lawsuit deadline applies.(Wis. Stat. ch. 440) See contractor complaints for small claims court in Dane County.
Badger Homeowner doesn't recommend agents, lenders, inspectors or contractors, and takes no money from them.
Questions
Do home inspectors need a license in Wisconsin?
Yes. Anyone who does home inspections for pay must be registered with DSPS, after 40 hours of approved training, a background check and two exams. A business can't offer inspections unless every inspector it uses is registered.
How do I check a home inspector's license?
Search the inspector's name on the state's LicensE lookup (license.wi.gov). DSPS also has a public search of disciplinary orders.
Does a home inspection include radon, mold or the sewer line?
No. Wisconsin's standards leave out hazardous substances, pests, well water, septic systems and underground pipes. Radon tests, well tests, sewer camera inspections and lead risk assessments are separate.
How long do I have to object after the inspection?
Under the WB-11 offer, the buyer must deliver the inspection report and a written Notice of Defects within the days written in the offer, or 15 days after acceptance if left blank. Miss it and the contingency counts as satisfied.
Can the inspector tell me whether to buy the house?
No. Wisconsin law bars a home inspector from saying, in writing or out loud, what the house is worth or whether to buy it.