Most buyers ask two questions before they book: how much, and what do I get. This post answers both for the Madison area, including Middleton, Fitchburg, Verona, Sun Prairie, Janesville, and the rest of Dane and Rock counties.
Pricing depends on the house and the services you add, and it changes over time, so I don’t list fixed numbers here. For a current quote on your property, use the HomeStart schedule page.
What a standard home inspection covers
In Wisconsin, home inspectors are licensed through the Department of Safety and Professional Services (DSPS), and Wisconsin Statutes Chapter 440 (Subchapter IX) sets the minimum standards for what an inspection must include. A standard inspection is a visual, non-invasive look at the home’s readily accessible systems and components:
- Roof, flashing, gutters, and drainage
- Exterior siding, windows, doors, decks, and grading
- Foundation, basement, and visible structure
- Attic, insulation, and ventilation
- Electrical service, panel, and a representative sample of outlets and fixtures
- Heating and cooling equipment
- Plumbing supply, drains, and water heater
- Interior walls, ceilings, floors, and stairs
- Attached garage and garage door operation
You get a written report with photos, so you and your agent can decide what to negotiate, what to budget for, and what to ignore.
What changes the price
Inspection pricing is driven by time on site and time writing the report. These are the factors that move it:
- Square footage. Bigger homes take longer. This is the main driver.
- Age of the home. A 1920s house on the Near East Side has more to document than a 2018 build in Verona: older wiring, past additions, older plumbing materials.
- Foundation type. Full basements, crawlspaces, and slabs each take different time.
- Detached structures. A detached garage or outbuilding adds inspection time.
- Property type. Condos usually cost less because the exterior and common areas belong to the association. Log homes take more time because the walls themselves are the structure.
- Add-on services. This is where most of the price difference between quotes comes from.
When you compare quotes, compare what is included, not just the number. A low quote that skips the attic or crawlspace is not a better deal.
Add-ons worth considering in the Madison area
Not every house needs every add-on. Here is how I think about each one.
Radon testing
The EPA and the Wisconsin Department of Health Services recommend testing every home, and elevated radon is found in homes in every Wisconsin county. Radon has no smell or color. A test during your inspection window is the only way to know before closing. If the result is at or above the EPA action level of 4 pCi/L, mitigation is a common negotiation item.
Sewer scope
A camera goes down the main sewer line to the street or septic tank. This matters most on older homes with clay or cast iron laterals and properties with mature trees near the line. A damaged lateral is the owner’s responsibility and is not part of a standard inspection.
Septic (POWTS) inspection
If the home is not on city sewer, it has a private onsite wastewater treatment system (POWTS). That is common once you leave the city limits in Dane and Rock counties. Wisconsin requires POWTS to be maintained on a regular schedule, and county programs track that maintenance. Some counties also require a system evaluation when a property transfers. Check with the county or ask me what applies to the property you are buying.
Well water testing
Rural homes often run on a private well. Unlike city water, no utility is testing it for you. The Wisconsin DNR recommends testing private wells at least once a year for bacteria and nitrate. A test before closing tells you whether the water is safe to drink now.
VA pest / WDI inspection
Required for many VA loans and some other loan types. It looks for wood destroying insects and conditions that attract them, such as wood-to-soil contact at decks and porches.
Mold (visual)
I look for visible mold and the moisture conditions that cause it, using a thermal camera where it helps. HomeStart does not do lab sampling. If something visible needs confirmation, I will tell you so in the report.
A simple way to decide what you need
- City sewer and city water, newer home: standard inspection plus radon.
- City sewer, older home or big trees in the yard: add a sewer scope.
- Private septic: add a septic/POWTS inspection.
- Private well: add a water test.
- VA loan: add the WDI inspection.
- New build: book the inspection before closing, then an 11-month inspection before the builder warranty runs out.
Bundling add-ons into one visit costs less than scheduling them separately, and everything lands in one report.
What you should not pay for
- A report without photos.
- An inspection that skips the attic, roof, or crawlspace without explaining why in writing.
- A report that takes days to arrive. Inspection contingency windows around here typically run 10 to 15 days, though they can vary depending on your contract, so book early and make sure the report arrives in time to act on it.
Is a home inspection worth the cost?
The inspection is one of the smallest checks you will write in the whole purchase, and it is the one that tells you what you are actually buying. One finding on a roof, panel, or sewer line can be worth more than the inspection fee in negotiation, or it can tell you to walk away.
Get a quote for your Madison-area home
Send me the address, square footage, and whether the home is on city sewer and water. I will quote the inspection plus only the add-ons that make sense for that property.
