You’ve found the home, the offer’s been negotiated, and now it’s time to take a closer look — literally. The home inspection is one of the most important steps in your real estate journey, and understanding how it works can save you time, stress, and money down the road.

I’m Travis Anderson, Realtor serving Minnesota and Western Wisconsin, and here’s everything you need to know about what happens during the inspection and what the “inspection contingency” really means.

🔍 Understanding the Inspection Contingency

Once your offer is accepted, your purchase agreement usually includes an inspection contingency — a window of time when you can hire an inspector, review the results, and decide how to proceed.

In Minnesota, this is typically a timed contingency, often lasting 7 to 10 days. During this period, you must:

  • Schedule and complete all inspections

  • Review your report and discuss findings with your Realtor

  • Negotiate any repairs or credits

  • Or cancel the purchase if needed (within the deadline)

In Wisconsin, things work a bit differently. The contingency may not automatically give you the right to cancel. If the seller is willing to repair defects, you might be required to proceed with the transaction. It’s important to review these terms closely with your Realtor since Minnesota and Wisconsin inspection contingencies are not the same.

🧱 What Inspectors Actually Look For

A professional home inspector starts outside — and works their way in.
Here’s what they’ll typically examine:

Exterior:

  • Roof condition, shingles, flashing, and chimneys

  • Siding, windows, trim, and foundation

  • Grading around the home (checking for water drainage issues)

Water intrusion is one of the most damaging (and expensive) problems in real estate, so a good inspector spends a lot of time looking for signs of moisture.

Interior:

Once inside, the inspector usually starts on the upper level and works down:

  • Running water to test for leaks

  • Checking outlets, switches, and GFCIs

  • Inspecting insulation and ventilation in the attic

  • Evaluating windows, doors, walls, and ceilings

  • Testing appliances that stay with the home

When they reach the basement or mechanical room, the inspector looks for:

  • Evidence of active or past leaks

  • Signs of foundation movement or cracks

  • Functionality of major systems — furnace, A/C, water heater, softener, and sump pump

Most inspectors document their findings with photos and compile everything into a detailed report.

⚙️ How to Read the Inspection Report

Your inspector’s job is to identify defects — not to tell you what to negotiate or how much something costs to fix. That’s where your Realtor comes in.

Together, you’ll review the report and decide:

  1. Deal breakers: Are there issues serious enough to walk away?

  2. Safety items: Are there hazards the seller should correct before closing?

  3. Maintenance items: Normal wear-and-tear you can handle after moving in.

It’s perfectly normal for a good inspector to find 30 to 40 issues in a home — even a well-maintained one. The goal isn’t perfection; it’s awareness.

☢️ Optional Inspections and Tests

Beyond the standard inspection, you might choose to order specialized tests, including:

  • Radon testing – Radon is an odorless gas that can pose health risks

  • Sewer scope – Ensures the sewer line isn’t cracked or blocked

  • Chimney or fireplace inspection

  • Moisture intrusion or foundation evaluation

  • HVAC inspection by a licensed technician

All of these must be completed within your inspection contingency period — so time management matters.

📝 What Happens After the Inspection

Once your reports are in, you can:

  • Request the seller to repair major defects

  • Ask for a credit toward closing costs

  • Accept the property “as-is”

  • Or cancel, if your contingency allows

This phase is where having an experienced agent really helps. I help my clients review the report, decide which repairs matter most, and structure negotiations that are fair — and realistic.

💬 Final Thoughts

The home inspection isn’t meant to scare you — it’s designed to protect you. Think of it as a roadmap for homeownership, helping you understand your property inside and out before you move in.

If you’re buying or selling in Minnesota or Western Wisconsin, and you have questions about the inspection process or real estate in general, I’d love to help.

 

📞 Call or text me anytime: Travis Anderson, Realtor
🌐 Visit: SearchMinHomes.com
🎥 Watch more videos: YouTube.com/@TravisAndersonTeam