Wisconsin Admin. Code REEB § 24.07 requires that all residential properties—including vacant land—must be visually inspected inside and outside by either the Listing Broker or a licensed third-party professional before a property can be listed in the MLS.
To comply with this law, an additional fee of $95 is charged to cover the cost of hiring a licensed real estate professional to perform this inspection.
Important Information About the Inspection Process
- You tell us your schedule:
We will contact you to find out several inspection times and dates that work with your schedule. Please note that agents will need interior access to your home. - Finding an available licensed agent:
Once we know your schedule, we act quickly to secure an inspector. However, depending on availability, it may take several days to coordinate with a licensed agent. We appreciate your patience during this step. - Inspector confirmation:
After an agent is assigned, they will contact you directly to confirm the appointment and discuss property access details. - Inspection report timeline:
Once the inspection is completed, it may take the agent 24 – 48 hours to finalize, sign, and return the inspection report to us. - MLS listing requirement:
We cannot list your property in the MLS until the signed inspection report has been received by us. We are not able to make exceptions to this process.
Wisconsin Inspection Of Real Estate. Admin. Code REEB § 24.07
(a) General requirement. A licensee, when engaging in real estate practice that involves real estate improved with a structure, shall conduct a reasonably competent and diligent inspection of accessible areas of the structure and immediately surrounding areas of the property to detect observable, material adverse facts. A licensee, when engaging in real estate practice that involves vacant land, shall, if the vacant land is accessible, conduct a reasonably competent and diligent inspection of the vacant land to detect observable material adverse facts.
(b) Listing firm. When listing real estate and prior to execution of the listing contract, a licensee shall inspect the real estate as required by sub. (1), and shall make inquiries of the seller on the condition of the structure, mechanical systems and other relevant aspects of the property as applicable. The licensee shall request that the seller provide a written response to the licensee’s inquiry.
(c) Other licensees. Licensees, other than listing firms, shall inspect the real estate as required by sub. (1) prior to or during a showing of the property, unless the licensee is not given access for a showing.
(d) Specific conduct regarding inspections. A reasonably competent and diligent inspection of real estate improved with a structure does not require the operation of mechanical equipment; the opening of panels, doors or covers for access to mechanical systems; or the moving of furniture, boxes or other property; nor does it require a licensee to observe areas of the property for which entry presents an unreasonable risk of injury or areas accessible only by ladder, by crawling or other equivalent means of access. A licensee is not required to retain third party inspectors or investigators to complete a reasonably competent and diligent inspection. A reasonably competent and diligent inspection of vacant land does not require an observation of the entire property, but shall include, if given access, an observation of the property from at least one point on or adjacent to the property.
