A home inspection is a crucial safeguard for your financial future, ensuring you’re fully informed before making one of the biggest purchases of your life. An inspection can uncover major issues—like faulty wiring, hidden water damage, or structural problems—that could cost tens of thousands to repair.
Beyond financial concerns, inspections are also critical for safety. They can identify hazards like unsafe heating systems, mold, or electrical work that might cause a safety risk and not be visible during a walk-through.
A home inspection is a few hundred dollars for peace of mind. That’s far better than spending thousands later on unexpected repairs.
Should You Ever Waive a Home Inspection?
Sellers may prefer offers without an inspection contingency because it reduces the risk of last-minute renegotiations. In a competitive market, some buyers waive inspections to speed up closing and make their offers more attractive.
While I never recommend skipping an inspection, one compromise is to include an “informational-only” inspection clause in your contract. This allows you to complete an inspection but removes the expectation that the seller will make repairs.
“If major issues arise, you can still back out,” Rosalia says. “You may lose your earnest money, but that might be a small price to pay compared to the cost of unexpected repairs.”
Should You Waive an Inspection for a Recently Built Home?
Some real estate professionals argue that if a home is new or if the seller provides a recent inspection report, waiving the inspection might be a reasonable risk. However, I advise my buyers to think of it like buying a used car—you wouldn’t purchase one without having a mechanic check it first.
Many assume that new construction means fewer issues, but that’s not always the case. I had a buyer that bought a recently built home that waived the home inspection only to discover once she owned the home that the foundation settled incorrectly causing a water intrusion problem. There was also a wiring problem with the electrical panel that caused several outlets and switches not to work.
Is It Ever OK to Waive an Inspection?
Experienced investors or home flippers with construction experience and a sizable repair budget might be willing to waive an inspection, but for most buyers, it’s simply not worth the risk.
The Bottom Line
Spending a few hundred dollars on a home inspection is almost always money well spent. At the very least, it provides a useful 5yr home maintenance guide and helps buyers understand potential future repairs.
If you’re in the market for a home in Juneau County and the surrounding area I am here to help. I have several home inspectors that I’ve worked with that I can recommend to give you peace of mind when purchasing a property. With years of experience in the real estate industry, I ensure my clients make informed decisions—without unnecessary risks.
It’s surprising how often it happens, but sometimes a property just doesn’t attract buyers. Sellers may frequently ask, “Why isn’t my property selling?”. It’s important to remember that this occurs even with experienced agents and desirable homes. Fortunately, there are many potential reasons a property remains unsold, and it’s not always solely about the list price. Before resorting to a significant price drop, consider these other possible challenges and their potential solutions.
1. Suboptimal Property Characteristics
Research indicates that a substantial portion (approximately 60%) of owner-occupied residences in the United States were constructed before 1980. Certain regions have an even higher average age for homes; for instance the majority of homes built in cities like New Lisbon were built before 1970. Many of these older dwellings may lack features that are currently favored by buyers, such as generously sized bedrooms, a master bathroom, higher ceilings, multiple bathrooms, or multi-car garages. These factors can deter potential buyers from even scheduling a visit. Interestingly, sometimes newer properties built with basic materials can be more challenging to market than older homes that possess unique architectural details.
Possible Solutions:
To identify issues, I assess the property from the perspective of a modern buyer. Determine which of its attributes might be considered outdated. In some instances, sellers can address these issues through minor updates or renovations. If homeowners are unable or unwilling to modify certain problematic features, I can propose alternative strategies, such as a price reduction or offering a buyer incentive to offset the specific drawback.
2. Obvious Deficiencies in Condition
If a property appears to require significant upkeep, many prospective buyers will avoid it. Accumulating minor maintenance needs, like peeling paint, a neglected yard, or worn flooring, can be discouraging. More substantial and noticeable problems, such as unusual property layouts or outdated plumbing and electrical systems, can significantly hinder the selling process. In extreme situations, these issues can even make it difficult for buyers to secure financing.
Possible Solutions:
I would identify and clearly explain how specific deficiencies can impede a sale and offer recommendations for repairs, renovations, and property staging.
3. Inappropriate Pricing or Excessive Costs
Another frequent cause of properties not selling is simply financial: the price. Setting an excessively high price can deter potential buyers and result in a listing that remains on the market for an extended period without generating interest. Conversely, sellers and agents sometimes fail to adequately consider supplementary costs when determining the property’s price, such as homeowner association (HOA) dues, mortgage interest rates, and closing expenses. These factors influence a buyer’s affordability and, consequently, the property’s attractiveness.
Possible Solutions:
Given that most buyers carefully evaluate their potential monthly housing expenses, explore ways to adjust the price or suggest solutions to make payments more manageable. If the current interest rates are a deterrent the seller can offer a credit to the buyer to “buy down” their interest rate, meaning they will prepay interest to get a permanent rate reduction.
4. Real Estate Market Dynamics
When dealing with a property that isn’t selling, it’s essential to analyze the prevailing real estate market conditions. Various market factors can affect the sale of a home, including an oversupply of properties (a buyer’s market), economic downturns, and seasonal variations. Furthermore, local market influences can diminish the appeal of individual properties, such as the absence of convenient access to quality schools, changes in nearby businesses or industries, or even ongoing construction in the vicinity.
Possible Solutions:
Unfortunately, neither sellers nor agents can control the overall real estate market. However, gaining a deeper understanding of market trends and adopting a flexible approach is crucial. While overcoming a challenging market entirely may not be possible, you can improve the likelihood of a sale by adjusting pricing strategies, enhancing the property’s presentation, or employing creative property descriptions.
5. Inadequate Communication
Communication, though fundamental, is a significant factor in why properties fail to sell. Both the listing agent and the seller share responsibility for maintaining open and honest communication regarding the property, their expectations, concerns, and inquiries. When important details or questions are left unresolved or unaddressed, the property may be marketed ineffectively, leading to a lack of buyer interest or offers.
Possible Solutions:
Ideally, I initiate the selling process with a comprehensive presentation that sets the stage for a successful transaction so the seller knows what to expect or forsee as potential problems.
This presentation should include a market overview, staging advice, a comparative market analysis, and a clear explanation of the marketing plan.
It should also facilitate an open dialogue about the property’s condition, potential obstacles, and how to interpret feedback from marketing efforts, showings, and buyer agents.
6. Ineffective Marketing Strategies
When there are no apparent issues with the property itself or the broader real estate market, homeowners are more inclined to wonder, “Why isn’t my property generating interest?” If a property isn’t attracting sufficient attention, the marketing approach may not be as effective as it could be. It’s important to remember that even highly skilled and experienced agents can encounter this situation. Often, a minor adjustment or refinement can make a substantial difference.
Possible Solutions:
If I suspect a problem with the property’s marketing, I begin by evaluating the process as if I were a buyer’s agent searching for a similar property. If the listing appears correctly, I consider modifications to the descriptive text to boost terms used in search engines or exploring additional strategies to increase its visibility. For example, try incorporating more descriptive language into the listing description, revaluating the possible target market, or re-editing short-form videos for social media platforms
7. Poor-Quality Property Photography
Although property photography is a component of marketing, it warrants separate consideration due to its significant influence on whether a property sells. Listing photos serve as the primary point of interaction between potential buyers and the property, and inadequate photos can often cause buyers to dismiss a listing without further consideration. Photos should be high-resolution, well-lit, and captured from optimal angles. This professional presentation conveys a sense of cleanliness, freshness, and move-in readiness.
Possible Solutions:
If the seller used an agent that didn’t use a professional camera and digital editing the initial listing photos may end up subpar. Investing in a professional photographer to reshoot the property or utilizing virtual staging tools can be worthwhile . Decluttering rooms and the year to avoid including images that depict cluttered spaces, busy streets, utility lines, small or unkempt yards, or any other elements are worthwhile to improve buyers interest.
8. Property Staging and Exterior Presentation
If a property isn’t selling despite addressing the more obvious factors (price, market conditions, property quality), it may be time to concentrate on its visual appeal. Real estate data suggests that staged homes can increase the amount of money offered. While staging and landscaping don’t alter the property’s fundamental value, they can significantly enhance its attractiveness and potentially influence the final sale price.
Possible Solutions:
There are various ways to improve a property’s exterior presentation and interior staging.
Hiring a professional stager can yield the most effective results, though it can be costly.
Implementing simple staging techniques, such as decluttering and incorporating mirrors, can make a notable difference.
Similarly, basic landscaping improvements, like pruning bushes and adding container plants, can substantially enhance curb appeal.
As the peak period for residential home sales approaches, prospective buyers may encounter a broader selection of properties and increased search flexibility. This development should make it easier to buy for those who have previously struggled to locate a residence that aligns with their specific requirements.
The balance of negotiation leverage between buyers and sellers may be relatively even at present. This time last year, the market favored sellers. Currently, as the spring season commences, the market is more equal between buyers and sellers depending on the property.
It is essential to recognize that local market conditions can vary significantly, depending on what type of property you are buying. Vacation home sales are still going strong, while the local residential housing market is still a challenge for first time home buyers because there are limited properties available in the $150,000 – $250,000 price point. Here is a summary of general market trends and guidance for the upcoming months.
When does the primary period for residential real estate transactions begin?
The majority of sellers in WI typically list their properties during the spring season, starting with the spring rise in temperatures and reaching its peak in late May and early June. This timing aligns with the influx of purchasers, many of whom aim to finalize their relocation during the summer months when schools are in recess. The convergence of increased seller activity and purchaser interest characterizes spring as the most active period.
Will competitive pressures diminish in 2025?
The real estate sector is subject to seasonal fluctuations, with spring typically marking a period of heightened activity. However, fluctuations in mortgage interest rates, which have exhibited volatility over the past two years, also influence market dynamics. Decreases in interest rates tend to stimulate buyer activity, while rate increases tend to lower demand.
The average days on market for a single family home was near 3 months in the first quarter of 2025. This is double the previous year days on market of 1.5 months. It is noteworthy that competitively priced properties still tend to sell fast. I believe there has been a trend among sellers to list their property higher than the market comparisons would dictate. Sellers are still under the impression that home prices are rising quickly as happened during the Covid years but this is no longer true. The real estate market has returned to normal.
Our nation’s political climate and economy is certainly playing a large part in the movement of real estate. Buyers and sellers have been overly cautious since before the presidential election last year which has made market activity stagnant. The market isn’t crashing but it’s not quickly rising either.
Will a greater selection of affordable properties be available?
The availability of affordable properties is contingent upon individual budget constraints and local market conditions. The number of homes sold in 2024 hit a 30 year low. However, generally, experts are anticipating an increase to inventory during this spring over last year but it will be a small increase..
Will interest rate drop this year?
Consumers shouldn’t wait for interest rates to drop. The expectation is that rates will remain in the mid 6% range throughout most of the year. Economists don’t expect mortgage rates to drop below 6% this year at all. The low rates from the last five years are a thing of the past so don’t wait to make a move based on a low mortgage rate. More concerning will be the rising costs of building materials as the need for new home construction due destruction from flooding, hurricanes and wildfires. New home prices and the costs to remodel are going to continue to rise so don’t wait for the perfect time to make a move.
How much to offer on a house will depend on many factors: the current market conditions, is the property list price fair, how long it’s been on the market and your situation. Of course, every homebuyer wants to score a deal but it’s common for low ball negotiation tactics to fail.
What are the market conditions? We are currently in a very strong sellers market that means there are fewer properties for sale than buyers looking to purchase. It’s common for listings to receive multiple offers in the first week of being on the market. Sellers are expecting to get the highest price possible so offering anything less than list price will often backfire and often properties are selling over the list price. Plus, if you offer a lowball offer your could risk offending the sellers and they will write you off completely from the negotiations.
When should you offer more than the list price? This depends on your personal situation. Do you have a year or more to find the perfect home or are you in need of a home right now? Have you already had several offers get rejected and you found the perfect property? You might only get one chance at a property. Your first offer often needs to be your best offer so offering over list price is a strategy that could entice the sellers to accept your offer. Also note that in a seller’s market paying cash for a property doesn’t mean that the sellers will accept a lower price because they are expecting to receive the highest price possible.
Do seller’s come down on list price anymore? Yes, but it depends on a few things. Sellers are guided by their agent as to what the value of their home is. I can tell you from personal experience that not all sellers listen to my advice and price their property higher than it’s worth. What happens then is the home often sits on the market for a few months because buyers are doing their research and can judge for themselves whether a property is overpriced. If the property is on the market for a while then you may be successful at negotiating for a lower price. Another factor in getting a lower price is the condition or location of a property that may devalue it in the eye of the buyers.
How do you know what price to offer? This is where it pays to hire a buyer’s agent and especially one that has the experience and market knowledge to assist you. You need someone that can offer insights about market conditions, whether the property list price is accurate, is the condition of the property average or poor, what negotiation strategy to use and more. Interesting fact, 75% of real estate agents in the U.S. sold zero properties last year. Would you want to work with someone that has no experience? I wouldn’t want to trust them with the biggest purchase I’ve ever made.
Liz Walker Real Estate 