Wisconsin is a very "Pro-Consumer" kind of state with protections written in many areas of the law defending the rights of Badger state residents. As a part of the home selling process, Sellers are required to complete a "Real Estate Condition Report". The report requires sellers to answer questions about the mechanical condition of the bouse from water in the basement to the function of appliances, possible boundary disputes, etc. We explain it as the "Physical Fitness Report" for the house that guides and alerts prospective buyers as to anything that may now or have EVER been a problem during the ownership of the present Sellers.
That is NOT to say that a Wisconsin Licensed Home Inspector will not find something that needs repair/replacement or some other maintenance that escaped the Sellers. In Estates and Flips where the Sellers have not actually lived on the property, the condition report can give no clues as to condition.
A home inspection revealed that there had been a cedar shake roof on both the house and garage and it had been replaced over a decade ago with shingles without properly preparing the surface underneath. Clearly the only remedy suggested and agreed upon was to remove the roof, re-deck it and replace with new asphalt shingles. The poor roofs on both the garage and the house had two issues...they weren't long for this property AND it was highly unlikely that the insurance company for our Buyers would find it satisfactory.
There was no mention of any roofing issues on the condition report...and the tearoff and re-decking would easily be a five figure fix that the first time buyers could not and should not absorb. We called this to the attention of the Listing agent, who receives a copy of the inspection report. "The house was priced for condition," she claimed. Hmmm...clearly a condition that the Sellers...if they had an inspection when they bought the house were not informed of...should the Buyers pay the penalty for a less than diligent inspection by the Seller's inspector ? We think not.
We offered to have the insurance company send a representative and pronounce the inspector "uninsurable in its present condition." AND...the Sellers would now be required to amend the condition report, should our Buyers decide to walk from the transaction....now every prospective buyer would also be aware that the roofs needed replacement. This is not the kind of warning that any Seller wants on their property information data.
Flags up...warnings issued....and Sellers reconsidered their position...replacing the roofs was the best remedy.....and this would insure prompt closing and a happily ever after for the Buyers that was our goal.
If you or anyone you know is looking for the next happily ever after as a Seller and/or Buyer....Call the Hansons for the counties of Kenosha, Racine, Walworth, Milwaukee, Waukesha, Ozaukee, Washington and Jefferson, we are honored to be of service.